I am progressing with the sale of my house in Great Dunmow and the estate agent has just text me to say that the buyers are changing their property lawyer. The excuse is that the bank will only deal with property lawyers on their conveyancing panel. Why would a leading mortgage company only engage with specific law firms rather the firm that they want to select for their conveyancing in Great Dunmow ?
Lenders have always had panels of law firms that can represent them, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lenders blame a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.
We are looking to buy a house and require a conveyancing solicitor in Great Dunmow who is on the Santander approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Great Dunmow.
My grandfather passed away last year and as sole heir and executor I was left the house in Great Dunmow. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?
If you intend to refinance then Clydesdale will require that you use a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.
I have been told that property searches are the primary cause of stalling in Great Dunmow house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Great Dunmow.
What does commercial conveyancing in Great Dunmow cover?
Commercial conveyancing in Great Dunmow incorporates a broad array of advice, offered by qualified solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
The solicitors carrying out our conveyancing in Great Dunmow has sent documents to review that reveal that the land is unregistered with epitome documents. How can it be that the property not registred at HM Land Regsitry?
Whilst most properties in Great Dunmow are now registered with the Land Registry there are still some that remain unregistered. Any property in Great Dunmow that has been remortgaged since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Great Dunmow property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Great Dunmow conveyancing lawyers should be capable of dealing with such matters but where uncertainty reigns the prevailing guidance these days seems to be for the vendor’s solicitor to register it first and subsequently deal with the disposal - this can though naturally result in a drawn-out transaction.