The East Ham conveyancing solicitors that just started acting on my house acquisition in East Ham have without warning shut down. They were on acting for me because I had to have a lawyer on the Co-operative conveyancing panel and my family East Ham lawyer was not. I paid them 275 plus VAT in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Co-operative 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 lawyers should be in a position to help.
We are buying a flat in East Ham. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to send our life savings 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.
I am assisting my aunt sell her flat in East Ham. Will the conveyancer order an energy performance certificate or it is for the seller to see to?
Following the demise of Home Information Packs, energy performance certificates was maintained a required part of moving house. An energy performance certificate should be commissioned before the property is put on the market. This is not something that conveyancers normally arrange. If you are instructing a East Ham conveyancing practitioner they might be able to arrange EPC’s given their contacts with long established local energy assessors
It is unclear whether my bank requires a lease extension. I have called my East Ham building society branch on numerous occasions and was informed it wasn't an issue and they will lend. My East Ham conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your solicitor must comply with the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I require expedited conveyancing in East Ham as I have a deadline to sign on the dotted line inside one month. A mortgage is not required. Is it possible to avoid the conveyancing searches to save money and time?
If.Given you are are a cash buyer you have the choice not to have searches conducted although no law firm would advise that you don't. Drawing on years of experience of conveyancing in East Ham the following are instances of what can appear and adversely affect market value: Enforcement Notices, Outstanding Charges, Overdue Grants, Unadopted Roads,...
I opted to have a survey carried out on a house in East Ham in advance of retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies tend refuse to issue a loan on this type of property.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. If you contact us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in East Ham. Conveyancing will be smoother if you use a solicitor in East Ham especially if they are familiar with such properties in East Ham.
How do I search for a East Ham law firm on the Lloyds TSB Bank conveyancing panel? I drive a motor bike and am prepared to travel upto 10miles to meet the lawyer.
You can use the tool on this website. Please select a bank and your location and you will see a number of East Ham conveyancing lawyers locally. We have listed some East Ham conveyancing firms at the bottom of this page and you can ring them to see whether they are on the Lloyds TSB Bank approved list
My partner and I have just had an offer agreed on a flat and had an appointment on Monday with HSBC for the mortgage. They advised us that when it comes to choosing a solicitor that if they are not on their approved panel of property lawyers then we will be subject to an an additional fee of about two hundred pounds. This is because they would then have to appoint a property lawyer to act for them in addition to the one we appoint on our behalf and we assume responsibility for their fees. I have requested HSBC to send me with a list so I can request estimates only from their approved lawyers but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
You can enquire of HSBC what their criteria for panel membership is for a solicitor.Thereafter ask the solicitor of your choice whether they meet the criteria and have they acted on mortgages for HSBC historically. Where the answer to those is yes, then just double check with HSBC. Alternatively please make use of our search facility and we should be able to identify a conveyancing practitioner in East Ham on the approved list for HSBC.