We are a couple about to exchange contracts for a freehold house in Purley. We encountered a snag. The mortgage offer with Barnsley Building Society runs out on 14/6/2019 but the vendors are suggesting a completion date of 18/6/2019. Can one prolong the mortgage expiry date?
The person best placed to address this question is your lawyer who is in a position to assess if they better off negotiating with the bank, seller’s solicitors, estate agents or possibly all parties based on the history of your transaction to date.
What happens if my lawyer’s firm is removed from the UBS Solicitor panel ahead of completing my conveyancing in Purley?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
What is the difference between a licensed conveyancer and conveyancing solicitor in Purley
Two types of professional can do conveyancing in Purley namely CLC regulated conveyancers or solicitors. Both professionals provide conveyancing services that you need to complete the sale or acquisition of property. Both are duty bound to execute Purley conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly carried out and that the necessary steps will be accurately adhered to.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Purley conveyancer on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I can not fathom if my mortgage offer requires a lease extension. I have called into my local Purley building society branch on numerous occasions and was told they are content with the situation and they would lend. My Purley conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend based on their published requirements. I simply don't know who is right.
Provided that the conveyancer is on the lender approved list, they must adhere to the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
In my capacity as executor for the estate of my grandfather I am disposing of a house in Swansea but reside in Purley. My solicitor (based 300 miles awayhas requested that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Purley who can attest and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are located in Purley
Are Purley conveyancing solicitors duty bound by the Law Society to issue transparent conveyancing costs?
Contained within the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Purley or across England and Wales.