I am hoping to receive a mortgage with Halifax. I would like to enlist the help of a Licensed Conveyancer in Preston Park. Does the Halifax Conveyancing panel allow for Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
As a FTB what is the most important number one tip you can impart concerning purchase conveyancing in Preston Park?
Not many law firms or advisers will tell you this but conveyancing in Preston Park and elsewhere in East Sussex is an adversarial process. Put another way, when it comes to conveyancing there exists lots of opportunity for conflict between you and others involved in the legal transfer of property. For example, the vendor, property agent and even potentially the lender. Selecting a law firm for your conveyancing in Preston Park is a critical decision as your conveyancer is your adviser, and is the ONE party in the transaction whose responsibility is to look after your legal interests and to protect you.
Every so often a third party with a vested interest may try and persuade you that you should follow their advice. As an example, the estate agent may claim to be assisting by claiming that your conveyancer is dragging his heels. Or your financial adviser may tell you to do something that is against your conveyancers recommendation. You should always trust your lawyer above all other parties in the home moving process.
I have paid off my mortgage with Nationwide. I assume I don't need a Preston Park conveyancer on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
After shopping around on the internet I have found a Preston Park conveyancing practitioner having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Preston Park postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Preston Park.
Yorkshire BS have agreed my home loan in principle, my bid on a house in Preston Park has been accepted, what are the next steps?
The property agent will need to be advised as to your conveyancer's details (be sure the solicitors are on the lender’s approved list). Call up Yorkshire BS or your financial adviser and finish off any relevant paperwork. Yorkshire BS will instruct a valuer who will get in touch with the estate agent or seller to book a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Yorkshire BS will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Preston Park.
I used Stirling Law a few years ago for my conveyancing in Preston Park. I now require my papers however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Preston Park 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.
Should I be concerned that estate agents that I am dealing with are recommending a factory type conveyancing firm rather than a High Street Preston Park conveyancing company?
As with lots of professional services, often recommendations from relatives can be very helpful. But there are many people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and lenders may suggest solicitors to choose. Sometimes these solicitors might be known to one of the organisations as being good in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You have the discretion to choose your own conveyancer. However, bear in mind that some lenders specify a panel list of lawyers you are obliged to use for the mortgage aspect of your transaction.
I need to retain a conveyancing solicitor for sale conveyancing in Preston Park. I happened to chance upon a site which appears to be the ideal offering If there is a chance to get all the legals completed via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?