My partner and I are looking to purchase a house in Ardleigh Green and are in fact using a Ardleigh Green conveyancing practice. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Britannia have this morning contacted us to advise us that they have now hit a problem as our Ardleigh Green lawyer is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Ardleigh Green solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
I have given 2 months notice to my current landlord and must leave my rented apartment in Ardleigh Green by the end of next month. Conveyancing on my purchase is progressing. Can I complete in 5 weeks as I wish to avoid having to find temporary accommodation?
Generally one should not give notice for your lease unless your lawyer suggests that you should. If you have not already done so, speak to your conveyancer and urge them to they seek the assistance the owners side, try to an acceptable time-line that all parties will look to achieve
The Ardleigh Green conveyancing solicitors that I appointed last week on my house acquisition in Ardleigh Green have suddenly closed. I chose them because I needed a solicitor on the Santander conveyancing panel and my preferred Ardleigh Green lawyer was not. I paid them £170 in advance. What do I do now?
If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Santander conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
Various online forums that I have come across warn that are a common cause of delay in Ardleigh Green conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of delay in conveyancing in Ardleigh Green.
I'm buying a new build house in Ardleigh Green with a loan from Bank of Ireland. The developers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not reveal to my lawyer about the deal as it would put at risk my mortgage with Bank of Ireland. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Given that I will soon part with 450k on a garden flat in Ardleigh Green I would like to have a conversation with the solicitor regarding thehome move prior to instructing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be doing your conveyancing in Ardleigh Green.There is no ‘factory style conveyancing’ - every client is an important individual, not a case reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Ardleigh Green should be the figure that you are charged.