I am not in a position to travel far from Bethnal Green. Is there a reason why all Bethnal Green conveyancing practitioners are not on all mortgage company panels?
As unjust as it may seem for mortgage companies to restrict who can represent them, from the public’s or solicitor’s standpoint, the other side of the coin is that lenders are becoming ever more anxious and consider it essential to protect them against illegal activities. As a result of this concern mortgage companies have reduced their panel of approved conveyancing lawyers to a manageable size.
We are due to exchange buying a property in Bethnal Green but as a consequence of wreckage from a small fire at the property I have was able negotiate reparation from the seller in the sum of £2k in the form of a deduction in the price. I had intended this to be addressed as part of amending the contract but Bank of Ireland are not allowing this. Should they have been involved?
Your property lawyer that is on a Bank of Ireland approved list is obliged to advise Bank of Ireland of any variations to the purchase price. If you prohibit your lawyer to notify the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new property lawyer for your conveyancing in Bethnal Green.
I had a mortgage agreed in principle with Leeds Building Society. Bethnal Green conveyancing practitioners were chosen. How long does it take for Leeds Building Society to send the offer to the conveyancing practitioner?
There is no definitive answer here. Have Leeds Building Society done the survey? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My husband and I are at the point of viewing houses in Bethnal Green and I am now considering a potential offer. Should I already have a lawyer in place at this stage? I am planning to take a home loan with TSB.
It would be advisable to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are seeking a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer agreed on an apartment in Bethnal Green. My mortgage broker suggested a lawyer. I paid an on account payment of £175. A couple of days later, the conveyancer contacted me sheepishly admitting that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My partner and I are selling our property in Bethnal Green and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Bethnal Green conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used an online conveyancing practice rather than a conveyancing solicitor in Bethnal Green. Having lived in Bethnal Green for 5 years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Bethnal Green is the location of the property. Can you shed any light on this issue?
Flying freeholds in Bethnal Green are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bethnal Green you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bethnal Green may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Should I go with a Bethnal Green conveyancing practitioner in close proximity to the house I am hoping to buy? We have a good friend who can perform the legal work however his firm is located over three hundred miles away.
The primary upside of using a local Bethnal Green conveyancing practice is that you can attend the office to execute documents, present your identification documents and apply pressure on them where appropriate. They will also have local insight which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were happy that must outweigh using an unknown Bethnal Green conveyancing lawyer solely due to them being round the corner.