I am in the process of selling my apartment in Gants Hill and the estate agent has just telephoned to say that the purchasers are changing their solicitor. The reason given is that the mortgage company will only work with solicitors on their conveyancing panel. On what basis would a big named mortgage company only deal with certain lawyers rather the firm that they want to choose for their conveyancing in Gants Hill ?
Lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Mortgage companies blame a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
I have given 8 weeks notice to my existing landlord and must be out of my let out property in Gants Hill by 21/5/2020. Conveyancing on my purchase is progressing. Is it possible to complete in three weeks as don't want to have to move into short term accommodation?
It is unwise to give notice on a rental unless you have exchanged. Assuming that you have not previously done so, notify to your solicitor and request that they apply pressure on the owners lawyers, try to get a realistic time scale from them that all parties will work towards
My bid for a property was accepted at auction in Gants Hill. Conveyancing is necessary. What happens now?
Now that you have for in every practical sense signed on the dotted line you must instruct a conveyancing solicitor quickly as you are faced with a fast approaching a drop dead date to complete the deal. Every auction property should have a bespoke legal set of papers. This will likely include evidence of title and search results. If you have purchased leasehold premises the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You need to give this to the solicitor working for you at the earliest opportunity. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .
We expect to receive a DIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Gants Hill solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Gants Hill solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Gants Hill solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Gants Hill surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Just had an offer accepted on a new build flat in Gants Hill. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Gants Hill
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Gants Hill is the location of the property. Can you offer any advice?
Flying freeholds in Gants Hill are not the norm 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 thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gants Hill may ascertain 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.
Should I choose a Gants Hill conveyancing practitioner in close proximity to the house I am purchasing? An old friend can perform the legal work however his firm is located 200kilometers away.
The benefit of a high street Gants Hill conveyancing practice is that you can drop in to sign paperwork, deliver your identification documents and pester them if necessary. They will also have local intelligence which is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and the majority were happy that should trump using an unknown Gants Hill conveyancing solicitor just because they are round the corner.