I am mortgaging my flat in Sawbridgeworth, does my lawyer need to be on the Coventry BS Solicitor panel?
There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Sawbridgeworth bank branch on numerous occasions and was advised it wasn't a problem and they will lend. My Sawbridgeworth conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?
Provided that the property lawyer is on the bank panel, they must follow the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I was told three weeks ago that my mortgage has been agreed to by Aldermore. Is it usual for Aldermore to only issue the offer once my solicitor in Sawbridgeworth is approved on their conveyancing panel? Aldermore have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
After shopping around on the internet I have found a Sawbridgeworth solicitor 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 solicitor 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 Sawbridgeworth 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 Sawbridgeworth.
What will a local search tell me regarding the house my wife and I purchasing in Sawbridgeworth?
Sawbridgeworth conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations for example Searchflow The local search plays a central part in many a Sawbridgeworth conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search should reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
How does conveyancing in Sawbridgeworth differ for newly converted properties?
Most buyers of new build or newly converted property in Sawbridgeworth come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because house builders in Sawbridgeworth tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Sawbridgeworth or who has acted in the same development.
My father has urged me to use his conveyancers in Sawbridgeworth. Should I choose my own conveyancer?
Much as we are happy to recommend a Sawbridgeworth conveyancing lawyer the best way to select a conveyancing lawyer is to have recommendations from friends or relatives who have experience in using the firm that you are considering.
I have chosen a Sawbridgeworth conveyancing solicitor for our house purchase (first time buyers) and have spotted in the engagement letter that they are not regulated by the FCA. Need I be worried or is that the norm with conveyancing practitioner?
We can't see why they should be. Most conveyancer don't lend money. They will be regulated by the Solicitors Regulation Authority, who set stringent rules regulating funds deposited by them.