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Find a Harwich Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Harwich? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Harwich home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Harwich conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Harwich

Have just purchased a repossessed house at auction in Harwich. Conveyancing is necessary. What happens now?

Having legally bound yourself to purchase you must instruct a conveyancing solicitor soon as you now have a fast approaching deadline in which to complete the conveyancing. An auction property will ordinarily have a bespoke auction pack. This will likely include evidence of title and search results. In the case of leasehold premises the auction pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You need to hand this to the solicitor instructed by you ASAP. Do make sure that you have funds in place to complete on the on the contractual date .

Is it the case that all Harwich conveyancing solicitors on the Barclays conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Barclays approved list of solicitors they would need to be overseen by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.

My wife and I have organised the release of further funds on our mortgage from RBS as we want to carry out alterations to our home in Harwich. Are we obliged to choose a nearby Harwich solicitor on the RBS conveyancing panel to handle the paperwork?

RBS would not normally instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.

I have been told that property searches are the main reason for obstruction in Harwich conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Searches are not likely to feature in any delay in conveyancing in Harwich.

I am buying a new build house in Harwich with the aid of help to buy. The developers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not disclose to my solicitor about this side-deal as it would impact my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently bought a leasehold flat in Harwich. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I invested in buying a split level flat in Harwich, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Harwich with an extended lease are worth £170,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2102

With 78 years unexpired the likely cost is going to range between £7,600 and £8,800 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

I purchased a house in Harwich last 30/12/2022 and to date it is still not recorded with HM Land Registry. It is part of a development site and my solicitor told me that it can take 12 months to register. I have called HMLR directly and they say that the original application was cancelled due to questions not being addressed in time. What can I do?

It is your property lawyer that you really need to turn to here in order to satisfy any questions which have been raised as part of the registration formalities for your Harwich property. Normal Harwich conveyancing practice includes an undertaking on the part of the previous owner’s solicitor that they will assist in resolving any question raised by HMLR so it may be a case of taking action to enforce that undertaking in some way.

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