I am in the process of selling my apartment in Hale Barns and the estate agent has just e-mailed to say that the purchasers are swapping solicitor. The excuse is that the mortgage company will only work with property lawyers on their conveyancing panel. Why would a major mortgage company only work with certain law firms rather the firm that they want to choose for their conveyancing in Hale Barns ?
Mortgage companies have always had panels of law firms they are willing to work with, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
I am buying a property mortgage free in Hale Barns. I have resided for the previous 20 years in Hale Barns. Conveyancing searches are exorbitant. As I know the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a home loan, then almost all of the Hale Barns conveyancing searches are non-obligatory. Your lawyer will try and steer you, perhaps strongly, that you should have searches done, but she has a professional duty to take that path of guidance. Do bear in mind; if you are intend to dispose of the house in the future, it will be of interest to your prospective buyer what the searches contain. There are plenty of instances where houses with apparent issues can still reveal detrimental search results. A good conveyancing solicitor in Hale Barns should provide you some sensible guidance here.
My Solicitor in Hale Barns has never been on on the HSBC Bank Solicitor Panel. Can I still retain my family solicitor notwithstanding that they are not on the HSBC Bank approved list?
The limited options open to you here include:
- Complete the purchase with your existing Hale Barns solicitors but HSBC Bank will need to use a conveyancer on their panel. This will result in additional overall conveyancing fees and cause delays.
- Find a new lawyer to to deal with the conveyancing, remembering to check they are Convince your solicitor to do everything within their powers to join the HSBC Bank conveyancing panel
Just acquired a detached house in Hale Barns , What is the estimated time for the Land Registry to deal with the formalities evidencing my proprietorship? My Hale Barns conveyancing solicitor has been very slow, so I want to be certain that my purchase is recorded.
As far as conveyancing in Hale Barns is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can vary depending on the party submitting the application, whether there are errors and if the Land registry must send notices to any 3rd parties. Currently approximately 80% of submission are completed in less than three weeks but some can be subject to longer delays. Registration is effected after the buyer is living at the property therefore registration formalities is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.
About to purchase a new build apartment in Hale Barns. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Hale Barns
-
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan.