Much to our surprise we have been informed by our mortgage broker that my West Ham solicitor is not on the lender Conveyancing panel. What can I do to check?
Your first step should be to contact your West Ham conveyancer. You lawyer should notify you what has happened. Where they are not on the panel they may be able to suggest a West Ham conveyancing practice that is on the approved list of lawyers for your mortgage company.
Last month we had a mortgage agreed in principle with UBS. West Ham conveyancing practitioners have been selected. How long does it take for UBS to send the offer to the lawyer?
There is no definitive answer here. Have UBS completed the survey? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I can not fathom if my lender requires a lease extension. I have telephoned my West Ham bank branch on various occasions and was told it wasn't an issue and they will lend. My West Ham conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend in accordance with their specific requirements. Who do I believe?
The conveyancer has to comply with the CML Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I was told four weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in West Ham is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when buying a property in West Ham?
Unless a previous acquisition of the house took place post 12 October 2013 you could expect conveyancing practitioners carrying out conveyancing in West Ham to remain encouraging a chancel search and or insurance against a claim.
Is it best to choose a West Ham conveyancing lawyer in close proximity to the house I am purchasing? I have an old university friend who can execute the legal work but they are based approximately 350kilometers drive away.
The benefit of a local West Ham conveyancing firm is that you can pop in to sign documents, present your ID and apply pressure on them if necessary. They will also have local knowledge which is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were impressed that should outweigh using an unfamiliar West Ham conveyancing lawyer solely due to them being round the corner.
The property lawyers handling our conveyancing in West Ham has forwarded documents to review that show the property is unregistered with epitome documents. Surely all properties in West Ham should be registered?
Whilst most properties in West Ham are now registered with HM Land Registry there are still a few that remain unregistered. Any property in West Ham that has been purchased since the late 1980’s will have been registered at the HMLR under the compulsory ‘first registration’ scheme. However, if a West Ham property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many West Ham conveyancing solicitors should be capable of dealing with this type of conveyancing but where uncertainty exists the usual guidance presently seems to be for the vendor’s solicitor to undertake the registration formalities first and then sell - this this chain of events will result in a significant delay.