My fiance and I are looking to buy a flat in Southend On Sea and have appointed a Southend On Sea conveyancing firm. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Lloyds TSB Bank have this afternoon contacted us to advise us that they have now hit a problem as our Southend On Sea solicitor is not on their conveyancing panel. Please explain?
If you are buying a property with the assistance of a mortgage it is standard for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Southend On Sea lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
My bid for a property was accepted at auction in Southend On Sea. Conveyancing is necessary. What is next?
Now that you are for in every practical sense signed on the dotted line you should retain a conveyancing solicitor as a matter of urgency as you are facing a fast approaching a fixed date to complete the deal. Every auction property will ordinarily have an associated legal pack. This will include evidence of title and search results. If you have purchased leasehold property the legal pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You must give this to the solicitor working for you as soon as possible. You also need to ensure that that you have the requisite funding in place to complete on the date specified in the contract.
Is there a list of Lloyds panel conveyancers in Southend On Sea on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings available on the web. If you are looking for a Southend On Sea property lawyer on the Lloyds please make the most of our tool.
My fiancee and I are in the process of looking at apartments in Southend On Sea and I am about to put in an offer. Should I already have a lawyer appointed at this point? I will be getting a mortgage with Aldermore.
It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are getting a mortgage with Aldermore, make sure you remember to check that your lawyer is on the Aldermore conveyancing panel.
Me and my brother have a renovated Georgian house in Southend On Sea. Conveyancing solicitor acted for me and Accord Mortgages Ltd. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Southend On Sea and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing practitioner who conducted the purchase.
How difficult is it to swap solicitor as I have to select a firm on the Bank of Scotland conveyancing panel. I hired a family conveyancing solicitor in Southend On Sea five minutes from me but the firm is not accepted by Bank of Scotland
It would be our pleasure to help you find a conveyancing solicitor in Southend On Sea on the Bank of Scotland panel. Please note that the conveyancers that we list do not pay us a referral fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Southend On Sea. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Southend On Sea.
My husband and I are a fortnight into a leasehold purchase having been recommend to solicitors by the estate agent to carry out the conveyancing in Southend On Sea. I am am very frustrated with the quality of service. Can you you assist me in finding new solicitors?
A solicitor would need to be very bad to suggest changing them. Has the loan offer been generated? If so you need to inform them of the new contact details and have the mortgage documents are issued to the new lawyers. The solicitor ideally needs to be on the lenders approved list to avoid added charges and delays. So that should be your starting point. The find a solicitor tool will assist you in finding a bank approved lawyer for your home move in Southend On Sea
Having checked my lease I have discovered that there are only 62 years remaining on my lease in Southend On Sea. I now wish to extend my lease but my landlord is missing. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to prove that you or your lawyers have used your best endeavours to find the lessor. On the whole an enquiry agent should be helpful to try and locate and prepare a report to be used as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to investigating the landlord’s absence and the vesting order request to the County Court overseeing Southend On Sea.
Leasehold Conveyancing in Southend On Sea - A selection of Queries before Purchasing
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Is there a share of the freehold? Generally speaking the cost for major works tend not to be included within maintenance charges, albeit that some managing agents in Southend On Sea obliged tenants to contribute towards a reserve fund and this is used to offset against major repairs or maintenance. How much is the annual maintenance fee and ground rent?