Me and my fiance are intending to buy a 2 bedroom flat in Reigate with a mortgage. We have a Reigate lawyer, but the bank advise he's not on their "panel". It appears that we have no option but to use one of the mortgage company panel conveyancing practices or keep our Reigate conveyancing practitioner and pay for one of their panel ones to act for them. We consider that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Reigate conveyancing solicitor to apply to be on the conveyancing panel.
I am purchasing a property mortgage free in Reigate. I have lived for the previous dozen years in Reigate. Conveyancing searches are exorbitant. As I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a mortgage, then the vast majority of the Reigate conveyancing searches are non-obligatory. Your conveyancer will 'advise', perhaps strongly, that you should have searches completed, but she is duty bound to take that path of encouragement . Do bear in mind; if you are likely to sell the house at a future date, it will likely be be of relevance to your prospective buyer what the searches determine. On occasion properties with day to day issues can still show up unexpected search results. A competent conveyancing solicitor in Reigate should be able to give you some sensible advice concerning this.
We are planning to move house in February. Does my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you put forward a removal company in Reigate. Conveyancing solicitor was organised before I stumbled across this site.
On the day of completion you will need to collect the house keys from the property agent however this can only happen after the vendors conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. After that you should tell the removal men that you are ready to move in. We are not in a position to suggest a particular removal organisation but can help you find a conveyancing in Reigate or a solicitor with expertise in conveyancing in Reigate.
We expect to receive a DIP from Lloyds this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Reigate solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Reigate solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Reigate solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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 Reigate 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.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Reigate is where the house is located. Is there any guidance you can impart?
Flying freeholds in Reigate are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Reigate you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Reigate may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Do I need to be wary that 3rd parties that I am dealing with are recommending a nationwide conveyancing firm as opposed to a High Street Reigate conveyancing firm?
As is the case with lots of professional services, often input from family and friends can be extremely useful or valuable. Nevertheless there are many parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all put forward conveyancers to select. Sometimes the lawyers might be known to one of the organisations as being good in their field, but occasionally there exists a financial incentive behind the endorsement. You are at liberty to appoint your own conveyancer. You need to be aware that most banks have an approved list of law firms you are obliged to use for the mortgage aspect of your transaction.
As co-executor for the estate of my uncle I am selling a house in Neath but reside in Reigate. My conveyancer (based 200 kilometers awayneeds me to sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing solicitor in Reigate who can witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are located in Reigate