My husband and I are looking to purchase a house in Ingatestone and are in fact using a Ingatestone conveyancing firm. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. TSB have this morning contacted us to advise us that they have now hit a problem as our Ingatestone solicitor is not on their approved list of lawyers. Please explain?
When purchasing a property with mortgage finance it is standard 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 Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Ingatestone solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
My Conveyancer in Ingatestone has never been on on the Clydesdale Conveyancing Panel. Can I still retain my prefered solicitor notwithstanding that they are excluded from the Clydesdale panel of approved conveyancing solicitors?
The limited options open to you here include:
- Carry on with your preferred Ingatestone lawyers but Clydesdale will need to use a conveyancer on their panel. This will inevitably rack up the overall legal fees as well as cause delays.
- Choose an alternative practitioner to to deal with the purchase, obviously checking they are Convince your conveyancer to do everything within their powers to join the Clydesdale conveyancing panel
I just bought a flat at auction in Ingatestone. Conveyancing is required. What happens now?
Given that you are now exchanged you now have to instruct a conveyancing practitioner as a matter of priority as you will have a pending deadline in which to complete the purchase. Every auction property will ordinarily have a bespoke auction pack. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You should hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .
I have paid off my mortgage with Skipton. I assume I don't need a Ingatestone conveyancer on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Ingatestone solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Ingatestone surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
About to purchase a new build flat in Ingatestone. Conveyancing is daunting 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 legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Ingatestone
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There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Given that I am about to spend £400,000 on a garden flat in Ingatestone I wish to have a conversation with the lawyer regarding theconveyancing ahead of instructing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer due to be carrying out your property ownership legalities in Ingatestone.There is no ‘factory style conveyancing’ - each client is unique person, not a matter number. The law firms that we put you in touch with believe that the figure you are quoted for your conveyancing in Ingatestone should be the amount on the final invoice that you end up paying.
My father has suggested that I use his conveyancing solicitors in Ingatestone. Do I take his recommendation?
No doubt the ideal way to select a conveyancing lawyer is to get guidance from friends or relatives who have previously instructed the conveyancer you're are thinking of instructing.