I am progressing with the sale of my apartment in Gants Hill and the EA has just e-mailed to say that the purchasers are appointing a new solicitor. The excuse is that the lender will only work with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only engage with certain solicitors rather the firm that they want to choose to handle their conveyancing in Gants Hill ?
Lenders have always had an approved set of law firms that can act for them, but in the past few years big names such as Lloyds Banking Group, have considered 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 as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to disclose 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 are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
IfI were to acquire a straightforward homein Gants Hill for cash and dispense with a survey and no conveyancing searches how much should I expect to to save on my conveyancing in Gants Hill?
Any savings you would make will be limited to the costs for searches. Your lawyer is required to do the vast majority of work - money laundering, liaising with your sellers conveyancing practitioner, SDLT return, register the title etc. You might save a bit for them not needing to register a charge however it won't be significant.
My wife and I are purchasing a house in Gants Hill. It might be a silly question but how we can trust a conveyancer? On completion day we will need to put funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I just bought a property at auction in Gants Hill. Conveyancing is required. What happens now?
Given that you have now for all intents and purposes signed on the dotted line you will need to find a conveyancing solicitor as a matter of priority as you now have a pending deadline in which to complete the transaction. An auction property will have an associated legal pack. This will include evidence of title and search results. If you have purchased leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You should give this to the solicitor instructed by you as soon as possible. Do make sure that your finances are organised to complete the transaction on the set completion date.
My husband and I have arranged a further advance on our home loan from Nottingham as we want to carry out alterations to our house in Gants Hill. Do we need to select a high street Gants Hill solicitor on the Nottingham conveyancing panel to handle the legals?
Nottingham do not ordinarily instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham conveyancing panel.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who handled the conveyancing in Gants Hill 10 years ago no longer exist. What do I do?
As long as the title is registered the information relating to your ownership will be recorded by HMLR under a Title Number. It is possible to perform a search at the Land Registry, locate your house and get up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be retrieved for a small fee.
I am looking for a conveyancing solicitor in Gants Hill for my sale. Is there any facility to check a firm’s record with the legal regulator?
Anyone may search for presented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. For information Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA could monitor call for training reasons.
I am a negotiator for a busy estate agent office in Gants Hill where we have experienced a few flat sales derailed as a result of short leases. I have been given conflicting advice from local Gants Hill conveyancing firms. Could you confirm whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Following years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Gants Hill. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We can put you in touch with a Gants Hill conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Gants Hill residence is 59 & 59a Clarendon Gardens in February 2014. The Tribunals valuation for the freehold was £30,073.00 The unexpired residue of the current lease was 65 and 61.