The Elmstead conveyancing solicitors that I appointed last week on my house acquisition in Elmstead have suddenly shut down. They were on acting for me because I needed a firm on the Nationwide conveyancing panel and my family Elmstead lawyer was not. I paid them 275 plus VAT in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then inform them straight away 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 Nationwide 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 had appointed conveyancers with offices in Elmstead on the Leeds Building Society solicitor panel. They are now charging me a further fee for the legal aspects of the Leeds Building Society mortgage. Is this a supplemental conveyancing fee set by Leeds Building Society?
Provided it is contained in their Terms and Conditions or Quote then yes your lawyer may charge a fee for this. This fee is not dictated by Leeds Building Society but by your Elmstead property lawyer. Plenty of firms on the Leeds Building Society panel will charge ’dealing with mortgage’ fee and others do not.
I am selling my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being pedantic. The Elmstead solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
At last I have had an offer on a maisonette in Elmstead agreed to, the vendors do however have an associated purchase. The owners have offered on somewhere, but it’s not yet tied up, and have viewings of other flats booked. I have selected a nearby conveyancing solicitor in Elmstead. What do I do now? At what point should I apply for the mortgage with HSBC?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Elmstead conveyancing search charges, etc). First, you should ensure that your conveyancing practitioner is on the HSBC approved list. As to the subsequent stages this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. In a buoyant market the majority of buyers will apply for a home loan with HSBC and arrange for the valuation and only if it comes back ok would they pay their property lawyer to proceed with the conveyancing in Elmstead.
I have been on the look out for a leasehold apartment up to £195,000 and identified one near me in Elmstead I like with open areas and railway links in the vicinity, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Elmstead suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage the shortness of the lease will likely be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
How difficult is it to change conveyancer as I have to instruct a firm on the Alliance & Leicester conveyancing list. I had appointed a local conveyancing solicitor in Elmstead five minutes from me but he is not approved by Alliance & Leicester
We will our best to assist in finding you a conveyancing solicitor in Elmstead on the Alliance & Leicester panel. Please note that the conveyancers that we work with do not pay us commission if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Elmstead. In making use of search facility on this page, you can compare charges for conveyancing solicitors in Elmstead and throughout England and Wales.
Am I better off to appoint a Elmstead conveyancing practitioner in close proximity to the house I am purchasing? We have a good friend who can conduct the conveyancing but his firm is located 200miles drive away.
The primary upside of using a high street Elmstead conveyancing firm is that you can pop in to sign paperwork, present your ID and pester them if necessary. Having local Elmstead know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were happy that must surpass using an unknown Elmstead conveyancing solicitor just because they are based in the area.
I need to assess quotes for conveyancing in Elmstead from numerous lawyer and decide on one. Should I get them to hold tight until I have found somewhere to acquire.
We would recommend that you only ask your lawyer to open a file and submit searches once the offer has been accepted on the property especially as Elmstead conveyancing searches are a couple of hundred pounds.