I am under pressure from the mortgagee in possession of a property in Elmers End to complete within four weeks. What can I do to quicken up the buying process?
Where you are under a tight deadline to sign contracts it is advisable to make sure that your conveyancer is familiar with the area as they will make use of local relationships and insight. It is possible that they could have transacted previousproperties in the same road. You would be best advised to use a Elmers End conveyancing lawyer. In addition, ensure that the lawyer is on the on the approved list for your mortgage company. It is understood that nearly one in five of Elmers End conveyancing transactions are suspended or jeopardised after discovering a buyer’s lawyer was not on their banks panel. In many cases this discovery resulted in the transaction being delayed by as much as three weeks. It is believed that this issue impacts approximately 100,000 home sales annually. Many Elmers End conveyancing practices can not represent certain mortgage companies so do check at the outset.
Finally the sale completed on my house in Elmers End last December but our buyer keeps SMS messaging daily to say her lawyer needs to hear from mine. What should my lawyer have done now that I have sold?
After completion of your sale your conveyancer should deliver the transfer deeds and all supplemental paperwork to the purchaser's lawyers. Where relevant, your conveyancer should also confirm that the legal charge in favour of the lender has been repaid to the buyers solicitors. There are no post completion steps just for conveyancing in Elmers End.
I'm at the point of viewing apartments in Elmers End and I am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a home loan with Lloyds.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are getting a mortgage with Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.
I am selling my house. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being a right pain. The Elmers End solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Co-operative have agreed my home loan in principle, my bid on a property in Elmers End has been accepted, what are the next steps?
The estate agent will wish to be advised as to your property lawyer's details (make sure the solicitors are on the bank’s approved list). Call up Co-operative or the broker and finish off any appropriate paperwork. Co-operative will appoint a valuer who will get in touch with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Co-operative 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 Elmers End.
My wife and I purchased a terraced Georgian house in Elmers End. Conveyancing lawyer acted for me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Elmers End and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing practitioner who carried out the work.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Elmers End is where the house is located. Can you offer any opinion?
Flying freeholds in Elmers End are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Elmers End you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Elmers End may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I was pointed in your direction by a number of estate agents in Elmers End to locate a solicitor on your site. What’s the financial upside for Estate Agents to offer your services over and above a competitor’s?
We refuse to offer any financial incentive for directing people our way. We thought it would be too underhand to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.