What is the first thing I need to know regarding purchase conveyancing in West Thurrock?
Not many law firms shout this from the rooftops but conveyancing in West Thurrock and elsewhere in Essex is an adversarial experience. Put another way, when it comes to conveyancing there exists lots of opportunity for confrontation between you and others involved in the legal transfer of property. For instance, the seller, selling agent and sometimes a mortgage company. Appointing a solicitor for your conveyancing in West Thurrock should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to look after your best interests and to keep you safe.
Sometimes a third party with a vested interest will attempt to convince you that you should follow their advice. For example, the estate agent may claim to be helping by suggesting your lawyer is slow. Or your mortgage broker may try to convince you to do take action that is against your conveyancers advice. You should always trust your lawyer above all other parties in the conveyancing process.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather instruct a high street conveyancing solicitor in West Thurrock?
Do check but the the probability is that give you one of their panel lawyers where you take up the "fee-free" deal. Speak to the lender and check if they allow a monetary alternative. Some lenders have previously offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in West Thurrock.
is it true that all West Thurrock conveyancing solicitors on the Nationwide conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nationwide conveyancing panel they would need to be overseen by the SRA. Some mortgage companies do permit licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.
Completion of my purchase has taken place for my property in West Thurrock. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I have finally had an offer on an apartment in West Thurrock accepted, but there is a chain. The sellers have placed an offer on a flat, but it’s not yet tied up, and have viewings of other flats booked. I have instructed a bricks and mortar conveyancing solicitor in West Thurrock. What should be my next step? When should I get the mortgage application with Santander started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, West Thurrock conveyancing search fees, etc). First, you must check that your property lawyer is on the Santander approved list. Regarding the subsequent phase this very much dictated by the circumstances of your transaction, desire for this property and on the state of the market. During a buoyant market the majority of purchasers would apply for the mortgage with Santander and arrange for the valuation and only if it comes back ok would they pay their solicitor to proceed with the conveyancing in West Thurrock.
I have recentlydiscovered that Stirling Law have been shut down. They carried out my conveyancing in West Thurrock for a purchase of a leasehold apartment 9 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of West Thurrock conveyancing specialists.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. West Thurrock is where the house is located. Is there any advice you can impart?
Flying freeholds in West Thurrock are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Thurrock you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Thurrock may ascertain 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.
My conveyancer in West Thurrock is asking me for personal identification documents stating that this forms part of his retainer as a conveyancer on the lender Solicitor panel. Can this be correct?
Anti-terror and anti-money-laundering rules require West Thurrock conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the lender also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the bank's UK Finance Lenders’ Handbook requirements