I plan on purchasing an apartment in East Harling. My Conveyancer is not listed on the lender conveyancing panel. Is it possible for me to retain my East Harling conveyancing solicitor notwithstanding that they are not on the lender panel of approved conveyancing solicitors?
You have a couple of choices available to you here
- Complete the deal with your existing East Harling conveyancer but your lender will no doubt instruct a conveyancing practitioner from their approved panel. This will result in additional fees and likely delay.
- Appoint a fresh solicitor to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
- Convince your lawyer to attempt to join the lender panel
I am hoping to complete my purchase in East Harling next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the bank expect the insurance to cover?
All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These requirements are not specific to conveyancing in East Harling.
Me and my partner are buying a flat in East Harling. I might seem paranoid but how we can trust a lawyer? At some point we have to send funds into their account. What is the protection we have from them run away with our deposit?
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.
My bid for a property was accepted at auction in East Harling. Conveyancing is required. What is next?
Now that you are exchanged you will need to choose a conveyancing lawyer soon as you will have a tight a fixed date to complete the property. All auction property should have a corresponding legal set of papers. This should include evidence of title and search results. Where you are dealing with leasehold premises the auction papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You should pass this on to the solicitor working for you ASAP. Do make sure that that you have the requisite funding in place to complete on the on the contractual date .
I happen to be the sole beneficiary of my late mum's will with all property in now in my sole name, including the house in East Harling. Conveyancing formalities meant that the Land Registry date was in July. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership could be considered the same way as if I'd bought the house in July. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How sensible a view mortgage companies take of it, depend on the lender as this obligation primarily exists to pick up on subsales or the wholesaling and assigning of property.
I have recentlybeen informed that Action Conveyancing have been shut down. They conducted my conveyancing in East Harling for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The quickest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of East Harling conveyancing specialists.
In what way does the Landlord & Tenant Act 1954 impact my commercial property in East Harling and how can your lawyers assist?
The particular law that you refer to provides a safeguard to commercial lessees, giving them the right to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. East Harling is one of the many locations in which the firms we work with have offices
I am thinking of appointing a conveyancing solicitor in East Harling for my purchase. Is it possible to review a firm’s complaints history with the legal regulator?
You may search for presented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The regulator may monitor call for training reasons.