Me and my partner are about to exchange on the purchase of a property in Harlow but as a result of wreckage from the recent storms I have managed to agree recompense from the seller of £3k taking the form of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process yet Bank of Ireland are not allowing this. Why were they involved?
Any conveyancer that is on the Bank of Ireland conveyancing panel is obliged to disclose to Bank of Ireland of any changes to the sale price. If you were to refuse your conveyancing practitioner to notify the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new conveyancing practitioner for your conveyancing in Harlow.
Are the Harlow conveyancing solicitors identified as being on the Co-operative conveyancing panel, together with their details provided by Co-operative?
Harlow conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.
We wanted to use a conveyancing solicitor in Harlow for our house move. Our broker has since advised us that our mortgage lenders The Royal Bank of Scotland won't deal with them. Surely this is unduly restrictive?
Pre- 2008 most lenders had an appetite for risk which was higher than today. Almost all Harlow conveyancing firms would have been on many mortgage company panels. The financial services regulator in 2010 conducted a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms relating to their operations and their employees and establishing certain criteria such a completing on a minimum amount of transactions. Many Harlow conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Harlow is amongst the numerous locations where the lawyers we list are are authorised to act for The Royal Bank of Scotland.
This question may be naive but I am new to the home moving as FTB of a ground floor flat in Harlow. Do I receive the keys to the property on completion from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Harlow?
On the day of completion you do not need to attend the conveyancers office in Harlow. Conveyancing lawyers for you will transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you should be called to collect the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
Is it the case that all Harlow conveyancing solicitors on the Skipton conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Skipton approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do allow licenced conveyancers on their panel in which case such practice would be overseen by the CLC.
I was told two weeks ago that my mortgage has been agreed to by Clydesdale. Is it usual for Clydesdale to only issue the offer once my solicitor in Harlow is approved on their conveyancing panel? Clydesdale have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Harlow is where the house is located. Can you shed any light on this issue?
Flying freeholds in Harlow are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harlow you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harlow 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 residence.
We have today had a bid accepted on our 1st house in Harlow, and are now looking to get solicitors instructed. We have used the numerous rating tools and the quotes are from all across the England and Wales. Is it important to have a Harlow solicitor local to your prospective property? We are content to do everything over email, but I guess at some stage we may need to physically go into the conveyancing practitioner's office to sign papers?
The conveyancing practitioner does not need to be in Harlow, but opting for local means that you have the option to visit their offices if you need to, by way of example, if a signature is needed urgently. Furthermore, a Harlow solicitor have established relationships with local agents and (if the vendor has chosen a local property lawyer) with them, which will help smooth the process.