Is the fact that my solicitor in North Ockendon is not on my lender's solicitor panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. Where you are concerned you should contact the North Ockendon conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Me and my partner are soon to complete on the purchase of a house in North Ockendon but as a consequence of wreckage from a small fire at the property I have was able negotiate reparation from the current proprietors in the sum of three thousand pounds by way of a deduction in the price. I had intended this to be dealt with as part of the conveyancing process yet Yorkshire BS are not allowing this. Why were they involved?
Your conveyancing practitioner that is on a Yorkshire BS conveyancing panel is duty bound to inform Yorkshire BS of any variations to the sale price. If you prohibit your lawyer to report the price change to Yorkshire BS then they would have to discontinue acting for you. In addition, Yorkshire BS and you would have to appoint a new solicitor for your conveyancing in North Ockendon.
My stepmother pointed out to me me that in purchasing a property in North Ockendon there may be various restrictions affecting the ability to carry out external changes to a property. Is this right?
We are aware of anumerous of properties in North Ockendon which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in North Ockendon should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm the single recipient of my late father’s will with all property in now in my sole name, including the house in North Ockendon. Conveyancing formalities meant that the Land Registry date was in June. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship could be considered the same way as if I'd bought the house in June. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How practical a view banks take of it, depend on the lender as this obligation is chiefly there to capture the purchase and immediately sell or the flipping of property.
Does a directory service exist listing Leeds Building Society panel solicitors in North Ockendon on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings available over the internet. If you are looking for a North Ockendon property lawyer on the Leeds Building Society please use our facility.
I have been told that property searches are the main cause of stalling in North Ockendon house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in North Ockendon.
I used Arc property Solicitors several years ago for my conveyancing in North Ockendon. I now require my file but cannot find the solicitor. What do I do?
You should contact 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 North Ockendon of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in North Ockendon benefiting from help to buy. The sellers refused to budge the price so I negotiated 6k of additionals instead. The house builders rep advised me not to tell my solicitor about this side-deal as it could impact my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.