We're in Harwich, First time buyers purchasing with a mortgage (lender is RBS , and our solicitor is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am purchasing a property in Harwich. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
As your lender is Bank of Ireland your lawyer must follow the conveyancing requirements set out in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook contains minimum provisions for solar panel roof-space leases, and solicitors are required to report to Bank of Ireland where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties countrywide and is not isolated to Harwich.
I'm in the throws of viewing apartments in Harwich and I am about to put in an offer. Is it advisable to have my conveyancing practitioner on ‘stand by’? I intend to finance via a mortgage with Clydesdale.
It would be advisable to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are taking out a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.
I am due to exchange contracts on my house. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Virgin Money are being problematic. The Harwich solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Harwich is where the house is located. Is there any guidance you can give?
Flying freeholds in Harwich are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harwich you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harwich may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My husband and I are one month into a freehold purchase having been referred to a firm by the estate agent to do our conveyancing in Harwich. I am am very dissatisfied with the level of service. Can you help me find new solicitors?
A lawyer would have to be really bad to suggest changing them. Has the mortgage offer been generated? In the event that it has you need to advise them of the new solicitor and have the mortgage documents are re-sent. Your new solicitor ideally should be on the banks panel to avoid added charges and delays. That should be your starting point. The find a solicitor tool can assist you in finding a lender approved lawyer for your conveyancing in Harwich
Our conveyancing in Harwich completes next Friday, however the sellers I am purchasing from wants to vacate on the Saturday midday. Do I agree to this?
Where you are having a loan then your conveyancer will require that you have vacant possession on Friday - the bank will insist on it.