Is there a reason to appoint a Thurrock conveyancing firm when national conveyancers are cheap by comparison?
To take your time to find shop around for conveyancing costs in Thurrock and you should seek a competitive quote but don’t become consumed with scouring the internet for the cheapest Thurrock conveyancer. Finding the right conveyancer can mark the difference between a seamless and a stressful house move. You need to ensure that you have expert guidance from a trusted lawyer. Emails can't be as helpful as a telephone conversation and can never replicate a face to face meeting. The firms that we work with will allocate you a qualified and experienced conveyancing solicitor who can handle your conveyancing from beginning to end, giving the sort of continuity that you are unlikely to received from an web based conveyancer. He or She will contact you regularly to update you on any developments and keep you informed. If you ever need to call the office you will be sure who you need to speak to and they will ensure you're not left wondering what's going on.
My property lawyer in Thurrock is not listed on the Bank of Ireland Solicitor Panel. Is it possible for me to use my prefered solicitor even though they are excluded from the Bank of Ireland panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your existing Thurrock lawyers but Bank of Ireland will need to retain a solicitor on their panel. This will inevitably rack up the total conveyancing fees and result in frustration.
- Choose an alternative solicitor to act in the purchase, remembering to check they are Convince your conveyancer to do everything within their powers to join the Bank of Ireland conveyancing panel
Forgive me if this question is silly but I am unseasoned as a first time buyer of a garden flat in Thurrock. Do I collect the keys to the premises on completion from my solicitor? If this is the case, I will appoint a local conveyancing solicitor in Thurrock?
On the day of completion you do not need to attend the conveyancers office in Thurrock. Your solicitors will transfer the purchase money to the seller's solicitors, and once they have received this, you should be called to collect the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.
I happen to be the sole beneficiary of my late father’s estate with all property in now in my sole name, including the house in Thurrock. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the house. I understand that there is a CML six month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the property in March. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. Some mortgage companies would take a sensible view as this obligation is chiefly there to capture subsales or the quick reselling of property.
After shopping around on the internet I have found a Thurrock solicitor having made sure that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Thurrock postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Thurrock.
I note that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when purchasing a residence in Thurrock? or I am told that there is historic law that means some house owners residing in a parish church boundary will be compelled to contribute towards repairs towards the chancel within the church. Is this applicable for conveyancing in Thurrock?
Unless a prior purchase of the property took place after 12 October 2013 you may assume that solicitors carrying out conveyancing in Thurrock to continue to advocate a chancel search and or chancel repair liability insurance.
I purchased a semi-detached Georgian property in Thurrock. Conveyancing lawyer represented me and Yorkshire Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?
You need to review 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 Thurrock and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing lawyer who conducted the conveyancing.