Please help. My Rochford lawyer is advising me that he is legally obliged toorder Rochford conveyancing searches asthe firm are on the Nat Westsolicitor panel. Do I not have any options here?
You have limited options available to you. As you are obtaining a home loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Rochford conveyancing searches.
Are the Rochford conveyancing solicitors identified as being on the RBS conveyancing panel, together with their details provided by RBS?
Rochford conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
I am assisting my aunt sell her property in Rochford. Does the conveyancing solicitor arrange an energy assessment or do I organise this?
After the demise of HIPs, energy performance certificates remained a compulsory part of moving property. An energy assessment should be commissioned in advance of the property being put on the market. This is not as aspect of the sale process that lawyers ordinarily arrange. If you are instructing a Rochford conveyancing lawyer they might help arrange EPC’s given their contacts with long established Rochford energy assessors
We are planning to move home in October. Should my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you recommend a removal company in Rochford. Conveyancing lawyer was found prior to coming across your website.
On the day of completion you will need to collect the house keys from your property agent however this should only happen once the sellers conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you can inform the removal company that they can start moving you in. We are not in a position to recommend a specific removal organisation but can help you find a residential property solicitor in Rochford or a firm with expertise in conveyancing in Rochford.
After months of negotiation I have agreed a price on a house in Rochford. My financial adviser pressured me to appoint their conveyancer. I paid an advanced payment of £225. Soon after, the conveyancer called me sheepishly admitting that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have a 4 bedroom Georgian property in Rochford. Conveyancing solicitor represented me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same address. Is it worth asking Nationwide Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rochford and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing lawyer who conducted the conveyancing.
I'm purchasing my first flat in Rochford with the aid of help to buy. The sellers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not inform my lawyer about the deal as it would affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Should I appoint a Rochford conveyancing practitioner based in the area that I am buying? We have a good friend who can carry out the conveyancing but they are based 400kilometers away.
The benefit of a high street Rochford conveyancing practice is that you can pop in to execute documents, present your identification documents and apply pressure on them if necessary. Having local Rochford know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were happy that should surpass using an unknown Rochford conveyancing lawyer just because they are round the corner.