My partner and I are looking to purchase a house in Gants Hill and have instructed a Gants Hill conveyancing firm. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. TSB have this afternoon contacted us to inform me that they have now hit a problem as our Gants Hill conveyancer is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is normal 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 Accreditation Scheme. Your solicitor should contact your bank 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 and you may continue to use your own Gants Hill solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Should conveyancers ask for money on account for conveyancing in Gants Hill?
Where you are retaining lawyers for conveyancing in Gants Hill your lawyer will ask you to provide them with funds to cover the the cost of the conveyancing searches. Generally this is asked for to cover the fees of the conveyancing searches. When the deposit is payable against the sale price then this should be asked for immediately before contracts are exchanged. The final balance that is needed should be transferred shortly before completion.
Various online forums that I have come across warn that are the main reason for delay in Gants Hill house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances in the conveyancing process. Local searches are not likely to feature in any holding up conveyancing in Gants Hill.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Gants Hill is where the house is located. What do you suggest?
Flying freeholds in Gants Hill are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gants Hill you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gants Hill may determine 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 property.
How difficult is it to change solicitor as I need to appoint a firm on the Yorkshire Building Society conveyancing panel. I hired a high street conveyancing solicitor in Gants Hill round the corner but she is not approved by Yorkshire Building Society
It would be our pleasure to help you find a conveyancing solicitor in Gants Hill on the Yorkshire Building Society panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Gants Hill. In utilising search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Gants Hill.
I am looking for a conveyancing practitioner in Gants Hill for my home move. Can I review a firm’s complaints history with the profession’s regulator?
Members of the public can find published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA may monitor telephone calls for training purposes.