Am I correct in assuming that the fact that my solicitor in Elmers End is not on my bank's solicitor panel that there is a problem with the standard of the firm’s work?
That would more than likely be an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Elmers End conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
We are aiming to move property in April. Should my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you suggest a removal company in Elmers End. Conveyancing firm was organised before I stumbled across this website.
On the afternoon of completion you will need to pick up the house keys from the property agent however this can only be done after the sellers lawyers confirm to the agent that they have the completion monies and the keys can be passed over. Subsequently you should advise the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can help you find a conveyancing in Elmers End or a firm that specialises in conveyancing in Elmers End.
I am currently in the process of buying my council flat in Elmers End. I have a mortgage offer with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I recently had an offer accepted on a house in Elmers End. My mortgage broker suggested a conveyancing practitioner. I paid an on account payment of £150. A few days later, the property lawyer contacted me sheepishly admitting that they were not on the Santander 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 Santander 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 am downsizing from our property in Elmers End and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a national conveyancing firm as opposed to a conveyancing solicitor in Elmers End. We have lived in Elmers End for three years we know that this is a non issue. Do we contact our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
It has been 3 months since my purchase conveyancing in Elmers End took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying my first flat in Elmers End benefiting from help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not reveal to my lawyer about this extras as it could adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What is different about your site and alternative internet conveyancing brokers when it comes to conveyancing in Elmers End?
At this site obtain a fixed fee quote via a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Elmers End. Unlike many estate agents and many comparison sites we do not operate referral deals with solicitors. Many agents and online brokers 'recommend' solicitors who pay the highest kickback, rather than the best value conveyancing in Elmers End