I am selling my maisonette in Chesham Bois and the estate agent has just telephoned to warn that the purchasers are swapping property lawyer. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their approved list. Why would a big named mortgage company only deal with certain lawyers rather the firm that they want to select for their conveyancing in Chesham Bois ?
Mortgage companies have always had panels of law firms they are willing to work with, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Mortgage companies justify this action to a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.
At what point can the exchange of contracts happen for residential conveyancing in Chesham Bois and do I need to be at the lawyers office?
Where you are round the corner to one of the conveyancing solicitors in Chesham Bois you are invited in to sign the paperwork. That being said, the lender approved solicitors we recommend offer a nationwide conveyancing service and provide just as comprehensive and professional a job for you when communicating with you by post or email. The executing of the purchase agreement is not the critical part. A signed contract simply enables the firm to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Chesham Bois)to be in the office at the appropriate time.
My grandfather passed away last year and as sole heir and executor I was left the property in Chesham Bois. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then UBS will insist on your using a conveyancer on the UBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your UBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the UBS mortgage is registered as a charge at the Land Registry.
I am assisting my sister sell her flat in Chesham Bois. Does the conveyancing solicitor commission the EPC or do I organise this?
After the demise of Home Packs, EPC’s became a compulsory element of moving house. An EPC must be commissioned prior to the property being marketed. It is not something that conveyancers ordinarily organise. Where you are instructing a Chesham Bois conveyancing solicitor they might be willing to arrange energy assessments due to their contacts with long established Chesham Bois assessors
My bid for a property was accepted at auction in Chesham Bois. Conveyancing is necessary. What are my next steps?
Now that you are exchanged you must retain a conveyancing solicitor soon as you now have a tight a fixed date to complete the property. All auction property will have an associated legal pack. This will likely include most,if not all of the paperwork that your solicitor requires. In the case of leasehold premises the legal pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You must pass this on to the solicitor instructed by you ASAP. You also need to ensure that you have funds in order to complete on the on the contractual date .
Is there a list of Nationwide panel solicitors in Chesham Bois on the Building Society Association’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings visible over the internet. If you are in need of a Chesham Bois solicitor on the Nationwide please use our facility.
Various web forums that I have come across warn that are the primary reason for hinderance in Chesham Bois house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays in the conveyancing process. Local searches are not likely to feature in any slowing down conveyancing in Chesham Bois.
How do I search for a Chesham Bois conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to 20miles to meet the solicitor.
You can use the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Chesham Bois and you will see a number of lawyer located nearest Chesham Bois. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.