I plan on acquiring an apartment in Sheerness. My Solicitor is not on the bank approved panel. Can I still continue with my Sheerness conveyancing solicitor notwithstanding that they are excluded from the lender panel of approved conveyancing solicitors?
You must have a solicitor to deal with the formalities when you need a loan to purchase your property. They will conduct all the essential due diligence on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage documentation is in order. You may appoint a Sheerness property lawyer of your choosing. Nevertheless, where the conveyancing practitioner selected is not on the mortgage company solicitor panel further costs will be incurred as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so provided your solicitor has not previously sought membership they can do so.
The Sheerness conveyancing solicitors that I recently instructed on my house acquisition in Sheerness have without warning closed. I chose them because I had to have a lawyer on the Aldermore conveyancing panel and my previous Sheerness lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Aldermore conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
Just bought a terraced house in Sheerness , how long should it take for the Land Registry to deal with the formalities evidencing my title? My Sheerness conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are concluded.
There is nothing unique about conveyancing in Sheerness registration formalities. As opposed to being determined by geographic area, timescales can differ depending on who lodges the application, whether there are errors and if the Land registry need to notify any 3rd parties. As of today approximately three quarters of such applications are completed within two weeks but occasionally there can be extensive delays. Historically registration takes place after the purchaser is living at the premises therefore post completion formalities is not usually primary concern but where there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.
Due to the advice of my in-laws I had a survey completed on a property in Sheerness ahead of appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some banks may not issue a loan on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Sheerness. Conveyancing will be smoother if you use a solicitor in Sheerness especially if they are acquainted with such properties in Sheerness.
My financial adviser has recommended their lawyer for our conveyancing in Sheerness - Surely it’s advisable to just instruct them?
It is not always the case and you are at liberty to use whichever conveyancing practitioner you decide for your Sheerness home move. A property lawyer put forward by an estate agent may not always be the best property lawyer, they may put forward their preferred conveyancing firm who are based remotely. In this instance you may not have contact with your solicitor and due to the lack of continuity in the transaction, it may be difficult to obtain updates.