Unfortunately I am unable to travel far from Haggerston. Can you please spell out why all Haggerston conveyancers are not on all bank panels?
Pre- 2008 most banks demonstrated an attitude to risk which is different than today. The financial regulator in 2010 conducted a thematic review into fraud which in summary warned lenders: know the solicitors on your panel. Consequently, lenders have subsequently requiredmore data from law firms concerning their processes and the staff employed by them and set certain criteria such as completing a minimum volume of transactions. Hundreds of law practices have found themselves removed from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the criteria of volume of transactions the lenders set.
IfI were to purchase a freehold housein Haggerston mortgage fee and have no survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Haggerston?
Any savings you would achieve would be limited to the Haggerston conveyancing searches. Your lawyer is obliged to do the vast majority of work - money laundering, liaising with the vendors property lawyer, SDLT submission, register the ownership etc. A marginal saving might be made by not having to register a charge but it won't be a lot.
It is is a decade since I bought my property in Haggerston. Conveyancing solicitors have now been appointed on the sale but I am unable to track down my title documents. Is this a problem?
You need not be too concerned. First there is a possibility that the deeds will be with your mortgage company or they could be archived with the solicitor who handled your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring current official copies of the land registers. Nearly all conveyancing in Haggerston involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who handled the conveyancing in Haggerston 4 years ago have long since closed. What do I do?
Gone are the days when you need to hold title official documentation to prove you are the owner of your registered land or property, as the Land Registry have everything they need in a digital format.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Haggerston is the location of the property. Is there any advice you can give?
Flying freeholds in Haggerston are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Haggerston 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 Haggerston 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 premises.
I have been recommended a conveyancing solicitor in Haggerston. I I would like to check if they are listed on the bank's conveyancing panel. Can you or the lender confirm if they are on the panel?
You should phone your lawyer and ask them if they are on the bank's panel. If that does not help call us and we can make some checks for you. Should the firm not be on the bank panel we we can help find a reputable conveyancing solicitor in Haggerston on the approved list for your lender.