Is the fact that my solicitor in Harlow is not identified on my lender's solicitor panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Harlow conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Do the conveyancing solicitors identified through your search tool carry out auction conveyancing in Harlow?
We know of a number of niche lawyers we can put you in touch with those who can conduct auction conveyancing. Harlow is just one of our areas of in which our lawyers are based.
When can the exchange of contracts happen for sale conveyancing in Harlow and am I required to attend the solicitors branch?
If you are local to our conveyancing solicitors in Harlow you are welcome to come in to sign contracts. That being said, the law practices we work with provide a countrywide conveyancing service and provide just as comprehensive and professional a job for you when communicating with you by post or email. The signing of the contract is not when everything is set in stone. Signing on the dotted line is necessary for the firm to exchange contracts at the suitable time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Harlow)to be in the office available at the end of the phone to exchange contracts.
I have justbecome aware that Action Conveyancing have closed. They conducted my conveyancing in Harlow for a purchase of a leasehold flat 18 months ago. How can I check that the property is not still registered in the name of the former proprietor?
The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Harlow conveyancing specialists.
Can you provide any advice for leasehold conveyancing in Harlow from the perspective of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Harlow can be avoided where you appoint lawyers the minute your agents start marketing the property and ask them to collate the leasehold documentation needed by the purchasers’ representatives. If there is a history of any disputes with your freeholder or managing agents it is very important that these are settled prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to reveal the dispute as historic rather than unresolved. The majority of freeholders or Management Companies in Harlow levy fees for providing management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common cause of delay in leasehold conveyancing in Harlow. You may think that you are aware of the number of years left on your lease but it would be wise to verify this via your conveyancers. A purchaser's lawyer will not be happy to advise their client to where the remaining number of years is under 75 years. In the circumstances it is important at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Harlow state that internal structural alterations or laying down wooden flooring require a licence from the Landlord acquiescing to such alterations. If you dont have the paperwork to hand do not contact the landlord without checking with your solicitor in the first instance.
Leasehold Conveyancing in Harlow - Sample of Queries Prior to buying
The majority of Harlow leasehold properties will have a service charge for maintenance of the block levied on behalf of the freeholder. Should you buy the flat you will have to meet this liability, usually periodically throughout the year. This may vary from several hundred pounds to thousands of pounds for blocks with lifts and large communal areas. In all likelihood there will be a rentcharge to be met annual, normally this is not a exorbitant sum, say around £50-£100 but you need to enquire it because on occasion it can be many hundreds of pounds. The prefered form of lease arrangement is if the freehold reversion is owned by the leaseholders. In this situation the leaseholders have control and although a managing agent is usually retained where the building is bigger than a house conversion, the managing agent is directed by the tenants. It is important to be aware whether a new roof is being put on or some other major work is due shortly that will be shared by the leasehold owners and may well dramatically increase the the maintenance costs or necessitate a specific payment.