My fiance and I are hoping to buy a flat in Havering-atte-Bower and are in fact using a Havering-atte-Bower conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Clydesdale have this evening contacted us to inform me that there is now an issue as our Havering-atte-Bower lawyer is not on their approved list of lawyers. What do we do from here?
When purchasing a property with mortgage finance it is usual for the purchasers' lawyers 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 property lawyer should contact your mortgage company 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 as you are at liberty to use your preferred Havering-atte-Bower lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
Do the conveyancing solicitors identified via your search tool conduct conveyancing in Havering-atte-Bower by way of an attended exchange?
There are a few conveyancing experts carrying out 24hr exchanges. Do contact us to secure a conveyancing quote and details as to availability.
At what point will exchange of contracts take place for residential conveyancing in Havering-atte-Bower and am I required to attend the conveyancers branch?
If you are near to our conveyancing solicitors in Havering-atte-Bower you are welcome to come in to sign the paperwork. That being said, the law practices we work with offer countrywide coverage for conveyancing and give as equally diligent and professional a job for you when communicating with you electronically. The executing of the contract is not the point of no return. A signed contract is just a prerequisite for the firm to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Havering-atte-Bower)to be in the office available at the end of the phone to exchange contracts.
Do commercial conveyancing searches reveal proposed roadworks that could affect a commercial land in Havering-atte-Bower?
Its becoming the norm that commercial conveyancing solicitors in Havering-atte-Bower will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Havering-atte-Bower. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Havering-atte-Bower.
For each commercial conveyancing transaction in Havering-atte-Bower it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Havering-atte-Bower commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Havering-atte-Bower.
How can the Landlord & Tenant Act 1954 affect my business property in Havering-atte-Bower and how can your lawyers assist?
The 1954 Act provides security of tenure to commercial lessees, granting the a statutory right to apply to court for a new lease and remain in occupation at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Havering-atte-Bower
How does one remove a departed person's details from the title deeds for a house in Havering-atte-Bower?
If a Havering-atte-Bower property is jointly owned and one of the owners passes away, their name will not immediately be removed from the title deeds. You are not required to amend the title as when it comes to a sale your conveyancer would simply be asked to evidence why the co proprietor is missing from the conveyance, such as a grant of probate.
With the aim of making things smoother in the future you can apply to have the deceased name erased from the title register by applying to HM Land Registry with proof of the death. There is no charge from the Registry for this service.