My wife and I are planning to acquire a house in Battlesbridge and are in fact using a Battlesbridge conveyancing practice. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Barclays Direct have this morning contacted us to inform me that they have now hit a problem as our Battlesbridge conveyancer is not on their approved list of lawyers. What do we do from here?
If you are buying a property needing a mortgage it is conventional for the purchasers' solicitors to also act for 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 Accreditation 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 don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Battlesbridge lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
My husband and I are approaching an exchange on a flat in Battlesbridge and my mum and dad have transferred the 10% deposit to my conveyancer. I am now advised that as the deposit has been sent from someone other than me my conveyancer needs to disclose this to my mortgage company. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your conveyancer is obliged to check with mortgage company to make sure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your lender if you agree, failing which, your lawyer must cease to continue acting.
Having sold my house in Battlesbridge last March but my buyer keeps telephoning daily complaining that their conveyancer needs to hear from mysolicitor. What are the post completion sale formalities now that I have sold?
Following your house sale your lawyer should forward the transfer documentation and all additional paperwork to the buyer’s lawyers. If applicable, your lawyer must also evidence that the mortgage has been repaid to the buyers conveyancers. There are no post completion formalities peculiar conveyancing in Battlesbridge.
My mortgage company has recommended a law firm on their panel based in Battlesbridge but I would rather use a conveyancing lawyer in Battlesbridge local to me. Can you help?
Far from all Battlesbridge conveyancing solicitors are approved and listed on all banks conveyancing panel. Use our find an approved solicitor tool to choose a Battlesbridge conveyancing solicitor on the on the lender panel.
I am four weeks into a freehold purchase having been referred to conveyancers by the selling agent to execute conveyancing in Battlesbridge. We are not happy. Can you help me find new solicitors?
They would have to be very bad to suggest replacing them. Has the mortgage offer been issued? In the event that it has you will need to advise them of the new contact details and have the offer are re-sent. The conveyancer needs to be on the mortgage company approved list to avoid supplemental fees and frustration. So that should be your first question of the new lawyers. Our find a solicitor tool can help you find a bank approved conveyancer for your home move in Battlesbridge
Am in the process of purchasing my first house in Battlesbridge. Conveyancing practitioner already selected. The mortgage adviser pointed out that a survey is not appropriate as the property was only constructed 16 yrs ago.
As the bare minimum you need a Home Buyer's Report. Given the property was built more than a decade ago the property will be without a warranty, so you don't want to take a risk. For a property that age with no signs of problems a Home Buyer's report may be sufficient. They will highlight any obvious problems and suggest additional investigation where appropriate. Where there are any signs of material issues get a comprehensive structural survey.