I am selling my apartment in Tenterden and the EA has just e-mailed to advise that the purchasers are switching law firm. The reason given is that the bank will only deal with solicitors on their conveyancing panel. Why would a leading mortgage company only deal with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Tenterden ?
Mortgage companies have always had an approved set of law firms they are content to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Banks blame a rise in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.
We were just about to sign contracts for a ground floor flat in Tenterden. We encountered a stumbling block. The mortgage offer with Birmingham Midshires runs out on 15/4/2019 but the sellers are insisting on a completion date of 17/4/2019. Is it possible to prolong the mortgage offer?
The best person to address this concern is your solicitors who is in a position to assess whether he or she is corresponding with the mortgage company, vendor’s lawyers, property agents or possibly all parties based on the circumstances your transaction as of today.
Have purchased a a semi-detached house in Tenterden , What is the estimated time for the Land Registry to register the transfer to my name? My Tenterden conveyancing solicitor works at snail pace, so I want to be certain that my purchase is recorded.
There is nothing unique when it comes to conveyancing in Tenterden registration formalities. Rather than based on location, timeframes can differ according to who lodges the application, whether it is in order and if the Land registry need to notify any third persons or bodies. As of today roughly three quarters of such applications are fully addressed in less than three weeks but some can be subject to protracted delays. Historically registration occurs after the purchaser has moved in to the property therefore post completion formalities is not always top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor can speak with the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Tenterden is where the house is located. Can you shed any light on this issue?
Flying freeholds in Tenterden are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tenterden you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tenterden may determine 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 residence.
Do I need to be wary that brokers that I am dealing with are suggesting an internet conveyancing firm as opposed to a High Street Tenterden conveyancing firm?
As is the case with many service providers, often suggestions from connections can be extremely useful or valuable. Nevertheless there are numerous parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and lenders may put forward lawyers to retain. Sometimes these conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes commercial relationship behind the endorsement. You are free to choose your preferred conveyancer. You need to be aware that some banks specify a panel list of conveyancers you are obliged to use for the mortgage related work in your home move.