Am I correct in assuming that the fact that my solicitor in Harwich is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Harwich conveyancing firm and enquire why they are no longer on the approved list for your lender.
As someone not used to the Harwich conveyancing process what is your top tip you can give me concerning the legal transfer of property in Harwich
Not many law firms or advisers will tell you this but conveyancing in Harwich and elsewhere in Essex is often a confrontational process. In other words, when it comes to conveyancing there exists lots of opportunity for conflict between you and other parties involved in the legal transfer of property. For example, the seller, property agent and on occasion your bank. Choosing a law firm for your conveyancing in Harwich is a critical decision as your conveyancer is your adviser, and is the ONE person in the process whose role it is to act in your best interests and to protect you.
There is a definite emergence of a "blame" culture- someone has to be at fault for the process taking so long. You your first instinct should be to trust your conveyancer ahead of the other players in the conveyancing process.
I used Wolstenholmes a few years ago for my conveyancing in Harwich. Now, I need the files but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Harwich of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My husband and I are first time buyers - had an offer accepted, but the selling agent told us that the owners will only go ahead if we use the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. We would rather use a high street conveyancer used to conveyancing in Harwich
It is unlikely the sellers are behind this. If they want ‘a quick sale', alienating a genuine buyer is counter productive. Avoid the agents and go straight to the sellers and make the point that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you will continue to use your preferred Harwich conveyancing lawyers - not the ones that will earn their estate agent a introducer fee or achieve conveyancing figures pre-set by HQ.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £125,000 apartment in Harwich next Tuesday. The landlords agents has quoted £360 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Harwich?
For most leasehold sales in Harwich conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Completing pre-exchange enquiries
Where consent is required before sale in Harwich
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I am the registered owner of a 2 bed flat in Harwich, conveyancing formalities finalised October 2005. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Harwich with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 per annum. The lease runs out on 21st October 2085
With just 59 years remaining on your lease we estimate the premium for your lease extension to span between £20,900 and £24,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.
My uncle purchased his flat in Harwich 7 years ago. He has been married, widowed and is now married again. He now intends to the sell the Harwich property. I believe he will simply be asked to supply copies of the marriage certificates to the property lawyer however he is concerned it could hold up the home move. Is it worth updating the Land Registry details for the property?
You are not required to update the register providing you have the evidence required to show how the name change has come about.
Any buyer’s lawyer will check the land registry entries and need evidence by way of proof of the name change e.g. marriage certificates.