I am selling my maisonette in Tiptree and the estate agent has just called to say that the purchasers are changing their solicitor. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their approved list. On what basis would a leading mortgage company only work with specific law firms rather the firm that they want to choose for their conveyancing in Tiptree ?
Lenders have always had panels of law firms they are content to work with, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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 purchasers are unlikely to have any sway in the decision.
Have just purchased a repossessed house at auction in Tiptree. Conveyancing is required. What are my next steps?
Given that you are now for all intents and purposes signed on the dotted line you now have to appoint a conveyancing practitioner soon as you are facing a tight a drop dead date to complete the transaction. All auction property should have a bespoke legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the conveyancing papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You need to pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are organised to complete the transaction on the set completion date.
I am aiming to move property in November. Should my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you recommend a removal company in Tiptree. Conveyancing lawyer was found prior to coming across this site.
On the afternoon of completion you will need to collect the house keys from the property agent however this can only occur after the sellers lawyers advise the agent that the monies to complete are in and the keys can be released. After that you can advise the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can assist you in choosing a residential property solicitor in Tiptree or a legal practice that specialises in conveyancing in Tiptree.
When it comes to lenders such as Virgin Money, do Tiptree solicitors incur a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
Various internet forums that I have visited warn that are the number one cause of stalling in Tiptree conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays during the legal transfer of property. Searches are not likely to be the root cause of slowing down conveyancing in Tiptree.
I am buying a new build apartment in Tiptree. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Tiptree
Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Due to the advice of my in-laws I had a survey completed on a property in Tiptree prior to appointing conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies will not issue a mortgage on this type of home.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Tiptree. Conveyancing will be smoother if you use a solicitor in Tiptree especially if they are acquainted with such properties in Tiptree.