My fiance and I are hoping to buy a flat in Bexleyheath and are in fact using a Bexleyheath conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Barclays have this evening contacted us to inform me that they have now hit a problem as our Bexleyheath lawyer is not on their conveyancing panel. Is this a problem?
Where you are buying a property with the assistance of a mortgage it is usual for the purchasers' solicitors 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 bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Bexleyheath lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Having sold my house in Bexleyheath last April but our buyer keeps calling me to moan that their solicitor is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
After completion of your sale your conveyancer should forward the transfer documentation and all of the paperwork to the buyer’s solicitors. Where relevant, your solicitor must also evidence that the home loan has been paid off to the buyers lawyers. There is unlikely to be post completion requirements specific conveyancing in Bexleyheath.
Having invested time researching moneysavingexpert.com for a cheap lawyer in Bexleyheath, most post that I must look for a CQS kitemarked solicitor. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing procedures through the scheme protocol Membership includes numerous partnerships who execute conveyancing in Bexleyheath.
Me and my partner are buying a property in Bexleyheath. I might seem paranoid but how we can trust a solicitor? On completion day we have to send 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.
Is there a list of Skipton panel solicitors in Bexleyheath on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of banks make their panel listings open the public over the internet. If you are seeking to appoint a Bexleyheath solicitor on the Skipton please use our facility.
The formalities of my purchase has taken place for my property in Bexleyheath. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Do commercial conveyancing searches disclose impending roadworks that may affect a commercial land in Bexleyheath?
Its becoming the norm that commercial conveyancing solicitors in Bexleyheath will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Bexleyheath. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bexleyheath.
For each commercial conveyancing transaction in Bexleyheath it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Bexleyheath commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Bexleyheath.
The estate agent has sent us the confirmation of our purchase of a new build flat in Bexleyheath. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Bexleyheath
The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.