My partner and I are looking to purchase a property in Harlow and are in fact using a Harlow conveyancing firm. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Accord Mortgages Ltd have this afternoon contacted us to advise us that there is now an issue as our Harlow lawyer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with mortgage finance it is conventional for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Harlow solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Harlow so that I can attend their offices when needed.
As opposed to twenty years ago, almost all banks no longer require their conveyancing panel lawyer to witness the mortgagors signature. It will still be necessary for you to supply ID documents and there are still manifest benefits to instructing a locally based ayer, in your situation a conveyancing solicitor in Harlow.
I need some quick conveyancing in Harlow as I am under an ultimatum to sign on the dotted line in less than one month. Luckily I do not need a mortgage. Can I avoid the conveyancing searches to save money and time?
As you are not taking a home loan you are at liberty not to have searches carried out although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Harlow the following are instances of issues that can crop up and therefore impact future saleability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Railway Schemes,...
2 months have elapsed since my purchase conveyancing in Harlow concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
In my capacity as executor for the estate of my grandmother I am selling a residence in Monmouth but live in Harlow. My solicitor (approximately 250 miles awayneeds me to sign a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in Harlow who can witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Harlow based