My partner and I are hoping to purchase a house in Enfield Highway and are in fact using a Enfield Highway conveyancing practice. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Godiva Mortgages Ltd have this morning contacted us to advise us that they have now hit a problem as our Enfield Highway solicitor is not on their approved list of lawyers. Please explain?
When purchasing a property with mortgage finance it is usual for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Enfield Highway lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
The deeds to my house are lost. The conveyancers who did the conveyancing in Enfield Highway 10 years ago have long since closed. What do I do?
Gone are the days when you need to have the physical deeds to evidence that you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.
How does conveyancing in Enfield Highway differ for new build properties?
Most buyers of new build or newly converted property in Enfield Highway approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Enfield Highway usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Enfield Highway or who has acted in the same development.
I decided to have a survey completed on a house in Enfield Highway in advance of instructing lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies will not grant a loan on such a home.
It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Enfield Highway. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Enfield Highway to see if the conveyancing costs will increase in light of this.
In my capacity as executor for the estate of my uncle I am disposing of a house in Monmouth but reside in Enfield Highway. My conveyancer (who is 250 kilometers awayhas requested that I sign a stat dec before completion. Could you suggest a conveyancing practitioner in Enfield Highway who can attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Enfield Highway
Me and my partner are expecting to complete buying a house in Enfield Highway but as a consequence of damage from the recent storms I have agreed recompense from the current proprietors of £3k taking the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process yet the bank will not agree to this. Why were they approached?
Your property lawyer being on a lender approved list is required to inform the mortgage company of any changes to the sale figure. In the event that you were to refuse your conveyancing practitioner to notify the price change to your lender then they would have no choice but to refrain from acting for you and the lender.