My husband and I are planning to purchase a property in Thurrock and have appointed a Thurrock conveyancing practice. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Skipton Building Society have this morning contacted us to inform me that they have now hit a problem as our Thurrock solicitor is not on their conveyancing panel. What do we do from here?
Where you are buying a property needing a mortgage it is standard for the purchasers' lawyers to also represent 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 Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. 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 Thurrock lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
Finally the sale completed on my house in Thurrock last August yet the purchaser is telephoning me to say their lawyer needs to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
Following your sale your solicitor is committed to forward the transfer documentation and all additional paperwork to the buyer’s lawyers. If applicable, your solicitor should also evidence that the home loan has been paid off to the buyers lawyers. There are no post completion tasks specific conveyancing in Thurrock.
In reading consumer advice sites for an online solicitor in Thurrock, many comment that I should instruct a CQS assured lawyer. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing procedures through the scheme protocol the standard covers numerous firms who handle conveyancing in Thurrock.
I have been told that property searches are the main cause of delay in Thurrock conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays in the conveyancing process. Local searches are unlikely to feature in any slowing down conveyancing in Thurrock.
About to purchase a new build flat in Thurrock. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Thurrock
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan.
I need to retain a conveyancing solicitor for leasehold conveyancing in Thurrock. I have chance upon a web site which seems to have the perfect offering If there is a chance to get all the legals done via web that would be ideal. 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?