Is the fact that my conveyancer in Westcliff On Sea is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Westcliff On Sea conveyancing firm and enquire why they are no longer on the approved list for your lender.
Can you clarify what the consequences are if my solicitor is suspended from the Bank of Ireland Conveyancing panel ahead of completing my conveyancing in Westcliff On Sea?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I require fast conveyancing in Westcliff On Sea as I am faced with pressure to complete inside one month. Luckily I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are not getting a home loan you are at free not to have searches conducted although no law firm would suggest that you don't. Drawing on our experience of conveyancing in Westcliff On Sea the following are examples of what can be revealed and therefore impact future saleability: Enforcement Notices, Outstanding Fees, Overdue Grants, Road Schemes,...
2 months have elapsed since my purchase conveyancing in Westcliff On Sea completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm buying my first flat in Westcliff On Sea benefiting from help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not to tell my lawyer about this extras as it would impact my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I am looking to acquire a repossessed flat in Westcliff On Sea and the mortgagee in possession would like to complete within a month. Do conveyancers complete in this timeframe? Would it be better to instruct a high street Westcliff On Sea firm or an online organisation that professes to offer speedy conveyancing?
Attend your Westcliff On Sea shopping parade. Pop in to a couple of solicitor’s offices and ask to see a conveyancing solicitor for a quote. Discuss your situation and seek a commitment on time frames. Appoint the one that seems most genuine. Be sure to select a conveyancing practitioner on the panel of solicitors approved by your lender.