What happens if my solicitor is removed from the Virgin Money Conveyancing panel ahead of completing my conveyancing in Erith?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My fiancee and I are at the point of viewing apartments in Erith and I am about to put in an offer. Is it sensible to have a conveyancing practitioner on ‘stand by’? I am planning to take a mortgage with Lloyds.
It would be prudent to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are obtaining a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with Nottingham. I assume I don't need a Erith property lawyer on the Nottingham panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Erith off the council. I have a mortgage offer with Aldermore. Conveyancing is not something I have any knowledge of. 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 Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
What does a local search reveal concerning the property I am purchasing in Erith?
Erith conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Searchflow The local search is essential in every Erith conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I am looking to sell my property. My previous conveyancers has retired. I am in need of a recommendation of a conveyancing firm. Im based in Erith if that makes things easier.
Please use our search tool to help you find a solicitor for your conveyancing in Erith. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
Am I best advised to go with a Erith conveyancing lawyer who is local to the property I am buying? We have a good friend who can perform the legal formalities however they are based approximately 350miles away.
The primary upside of using a high street Erith conveyancing practice is that you can visit the firm to execute documents, present your ID and apply pressure on them if necessary. Having local Erith know how is a benefit. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and they were content that must outweigh using an unfamiliar Erith conveyancing lawyer solely due to them being round the corner.
My parents cant seem to find their Erith property on the HMLR site. They have a vague memory 48 years ago when they bought the house there were complications concerning Erith not being identified on some systems.
Nearly all premises in Erith should show up. Have you limited your search with just the postcode. Ordinarily it will mention all the premises inside the postcode. Where recorded it will be there with a title number. Where they bought back in the 70’s it's conceivable it may be not yet registered. The address could still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title documentation which might be with your parent’s mortgage company.