Am I correct in assuming that the fact that my solicitor in Harwich is not on my lender's solicitor panel that there is a problem with the standard of his work?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. Should you be concerned you should simply call the Harwich conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
In what way does my ID and proof of funds have anything to do with my conveyancing in Harwich? What am I being asked for?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identity of the potential client they are dealing with prior to agreeing to accepting their conveyancing retainer. The Client Care letter that you need to sign will no doubt reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you are unwilling to hand over identification documents, your lawyer would not be able to act for you.
We are planning to move house in May. Does my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you put forward a removal company in Harwich. Conveyancing firm was found prior to coming across this site.
On the day of completion you will need to collect the keys from the property agent but this can only take place after the vendors lawyers inform the agent that they have the completion monies and the keys can be collected. You should tell the removal company that you are ready to move in. We do not recommend a specific removal organisation but can help you find a residential property solicitor in Harwich or a legal practice with expertise in conveyancing in Harwich.
I had a mortgage agreed in principle with TSB. Harwich conveyancing lawyers were appointed. How long does it take for TSB to forward the offer to the property lawyer?
There is no definitive answer here. Have TSB done the valuation? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Intending to buy a apartment in Harwich. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Harwich conveyancer is on the Bank of Ireland conveyancing panel.
Just acquired a terraced house in Harwich , how long should it take for the Land Registry to record my title? My Harwich conveyancing solicitor has been painfully slow, so I want to be certain that my name is recorded.
As far as conveyancing in Harwich registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can adjust depending on who lodges the application, whether it is in order and whether the Land registry must send notices to any third persons or bodies. As of today in the region of three quarters of submission are fully addressed in less than three weeks but some can be subject to longer delays. Historically registration is effected after the purchaser has moved in to the premises therefore an expedited registration is not usually top priority yet if there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.
I opted to have a survey carried out on a house in Harwich in advance of instructing solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some lenders tend refuse to issue a mortgage on such a house.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Harwich. Conveyancing may be slightly more expensive based on your lender's requirements.