My wife and I are purchasing a 3 bedroom flat in Upminster with a mortgage. We would like to retain our Upminster solicitor, but the bank says he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Upminster conveyancing practitioner and pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Upminster conveyancing lawyer to apply to be on the conveyancing panel.
This question may be naive but I am unexperienced as FTB of a two bedroom flat in Upminster. Do I pick up the keys to the premises on completion from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in Upminster?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's lawyers, and shortly after the monies have arrived, you will be invited to pick up the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.
Can you point me to a directory of Clydesdale panel solicitors in Upminster on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lenders make their panel listings available over the internet. If you are in need of a Upminster conveyancer on the Clydesdale please use our facility.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Upminster property lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
What does a local search tell me concerning the property I am buying in Upminster?
Upminster conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations for example PSG The local search plays an important role in many a Upminster conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search will provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who handled the conveyancing in Upminster 5 years ago are no longer around. What do I do?
Gone are the days when you need to hold title deeds to evidence that you own the land or property, as the Land Registry have everything they need in a digital format.
How does conveyancing in Upminster differ for new build properties?
Most buyers of new build property in Upminster contact us having been asked by the seller to sign contracts and commit to the purchase even before the residence is finished. This is because builders in Upminster typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Upminster or who has acted in the same development.