Am I correct in assuming that the fact that my conveyancer in Chelmsford is not on my lender's conveyancing panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Chelmsford conveyancing practice and ask them why they are no longer on the approved list for your lender.
I had intended to instruct a property lawyer in Chelmsford for our house move. Our financial adviser has since advised us that our mortgage company Aldermore won't deal with them. Surely this is unduly restrictive?
A bank will insist on a panel solicitor act for it. Borrowers are liable to bear the charges for this. Try using our directory service to select a solicitor to conduct conveyancing in Chelmsford on the Aldermore approved list of solicitors.
I can see plenty of information on this site regarding conveyancing in Chelmsford but can you isolate your top tip for finding the right conveyancer in Chelmsford
Do not opt for the cheapest Chelmsford conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Chelmsford property lawyer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
Santander have agreed my home loan in principle, my offer on a apartment in Chelmsford has been accepted, what are the next steps?
The property agent will want to be advised as to your conveyancer's details (ensure that the conveyancers are on the lender’s approved list). Contact Santander or the financial adviser and finish off any relevant documentation. Santander will appoint a valuer who will get in contact with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Santander will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Chelmsford.
I require quick conveyancing in Chelmsford as I am under pressure to exchange contracts in less than one month. Fortunately I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are not obtaining a home loan you have the choice not to have searches carried out although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Chelmsford the following are examples of what can appear and therefore impact future mortgageability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
Just had an offer accepted on a new build flat in Chelmsford. Conveyancing is a frightening process 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 few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Chelmsford
-
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are architect prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I have been pointed in your direction by a few estate agents in Chelmsford to locate a solicitor on your site. What’s the financial incentive for Estate Agents to offer your services over and above another?
We refuse to make any referral fee for directing people our way. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.