My wife and I are hoping to acquire a home in Harold Hill and have appointed a Harold Hill conveyancing firm. Within the last couple of days our lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Bank of Ireland have this evening contacted us to inform me that they have now hit a problem as our Harold Hill solicitor is not on their approved list of lawyers. What do we do from here?
If you are buying a property with the assistance of a mortgage it is usual for the purchasers' solicitors to also represent the purchaser's lender. 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 solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Harold Hill solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Having sold my house in Harold Hill last February yet the purchaser is whats apping me to say their conveyancer is waiting to hear from mine. What are the post completion sale legalities following completion?
Following your disposal your conveyancer should forward the transfer documentation and all additional paperwork to the buyer’s lawyers. If applicable, your lawyer must also evidence that the mortgage has been redeemed to the purchasers lawyers. There are no post completion procedures unique to conveyancing in Harold Hill.
We have a mortgage agreed in principle with Santander. Harold Hill conveyancing solicitors have been selected. What is the average time that one could expect to receive a mortgage offer from Santander?
Some lenders take longer than others. Have Santander done the survey? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am selling my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being problematic. The Harold Hill solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After what feels like an age I have had an offer on a flat in Harold Hill accepted, but there is a chain. The owners have put an offer on on an apartment, however it’s not been accepted yet, and are looking at other properties booked. I have chosen a local conveyancing solicitor in Harold Hill. What do I do now? At what stage should I apply for the mortgage with Bank of Ireland?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then valuation, Harold Hill conveyancing search fees, etc). First, you should check that your conveyancer is on the Bank of Ireland approved list. As to the subsequent steps this very much depends on the uniqueness of your case, attraction to this property and on the state of the market. During a rising market the majority of buyers would apply for the mortgage with Bank of Ireland and arrange for the valuation and only if it comes back ok would they request their conveyancer to proceed with the conveyancing in Harold Hill.
Various internet forums that I have come across warn that are a common cause of stalling in Harold Hill house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of holding up conveyancing in Harold Hill.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Harold Hill. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Harold Hill
Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan.
I decided to have a survey done on a property in Harold Hill ahead of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some banks tend not issue a loan on this type of premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Harold Hill. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Harold Hill to see if the conveyancing costs will increase in light of this.