The East Ham conveyancing firm handling our East Ham conveyancing has identified a discrepancy when comparing the assumptions in the home valuation survey and what is revealed within the title deeds. My lawyer says that he needs to check that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s approach correct?
Your lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
The East Ham conveyancing lawyers that I recently instructed on my house acquisition in East Ham have suddenly closed. I chose them because I had to have a firm on the HSBC conveyancing panel and my family East Ham lawyer was not. I sent them a cheque for two hundred pounds in advance. What do I do now?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the HSBC conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
I am being told by my conveyancer that breach of easement insurance is required on my purchase. What is the level of cover for East Ham conveyancing?
The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such insurances.
Is it the case that all East Ham conveyancing solicitors on the Lloyds conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Lloyds approved list of solicitors they would need to be regulated by the SRA. The majority of banks do list licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.
I recently had an offer agreed on an apartment in East Ham. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £225. A few days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Leeds Building Society 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 Leeds Building Society 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.
I require expedited conveyancing in East Ham as I am faced with a deadline to exchange contracts in less than one month. A home loan is not required. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are not getting a mortgage you are at free not to do searches although no solicitor would advise that you don't. With lots of history conveyancing in East Ham the following are examples of issues that can be revealed and therefore impact future saleability: Enforcement Notices, Overdue Charges, Outstanding Grants, Railway Schemes,...
I used Arc property Solicitors several years ago for my conveyancing in East Ham. Now, I need the files but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in East Ham of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is there anything unique about your site and alternative web based conveyancing brokers for conveyancing in East Ham?
At this site secure a fixed fee quote via a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in East Ham. Unlike many estate agents and brokerage sites we do not charge firms a fee if you select them for your conveyancing in East Ham