Much to our surprise we have been informed by our mortgage adviser that my Southend On Sea lawyer is not on the lender Conveyancing panel. What can I do to be certain that this is indeed the case?
The best course of action for you to take is to call your Southend On Sea lawyer directly. You lawyer should inform you of the situation. Where they are not on the panel they may recommend you to a Southend On Sea conveyancing practice that is on the conveyancing panel for your bank.
Can conveyancing in Southend On Sea to be concluded in two weeks?
Where the seller is applying pressure for your conveyancing it is advisable to make sure that your conveyancer is familiar with the location as they will benefit local connections and knowledge. It is even conceivable that they may have transacted previoushouses in the same street. You would be best advised to use a Southend On Sea conveyancing lawyer. Second, be sure that the conveyancing firm is on the on the approved list for your mortgage company. It is understood that just under twenty per cent of Southend On Sea conveyancing transactions are delayed or jeopardised after finding out that a buyer’s conveyancer was not on their mortgage lender’s member panel. This can often result in the conveyancing being delayed by as much as three weeks. It is believed that this issue impacts in the region of 100,000 home moves annually. Many Southend On Sea conveyancing firms can not represent certain mortgage companies so do check at the outset.
My wife and I are purchasing a house in Southend On Sea. I might seem paranoid but how we can trust a lawyer? At some point we will need to send funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I happen to be the single recipient of my late father’s will with all property in now in my sole name, including the my former home in Southend On Sea. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the house in August. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. many banks would take a pragmatic view as this obligation chiefly exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.
We have a mortgage agreed in principle with HSBC. Southend On Sea conveyancing solicitors are chosen. How long does it take for HSBC to send the offer to the conveyancer?
Some lenders take longer than others. Have HSBC completed the survey? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Me and my brother have a semi-detached Edwardian property in Southend On Sea. Conveyancing practitioner acted for me and Barclays Direct. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the matching property. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Southend On Sea and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing lawyer who carried out the work.
What is the average conveyancing fee for conveyancing in Southend On Sea?
The average cost in 2014 for conveyancing in Southend On Sea was £1,395 not including Stamp Duty and HM Land Registry charges.