I am progressing with the sale of my maisonette in Chigwell and the EA has just telephoned to warn that the purchasers are appointing a new law firm. The excuse is that the bank will only deal with property lawyers on their conveyancing panel. Why would a major lender only engage with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Chigwell ?
Banks have always had panels of law firms that can represent them, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks blame a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
Our son is in the process of securing a newly built flat in Chigwell with a home loan from Nationwide. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Nationwide conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nationwide conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are planning to buy with Melton Mowbray Building Society. We have called around locally yet am struggling to find a Chigwell conveyancing firm on the Melton Mowbray Building Society panel. Could you assist?
Feel free to take advantage of the search tool on this site. Please choose the mortgage company and type Chigwell or your location and you will be presented with a number of lawyer located in Chigwell or by proximity to you.
I am aiming to move property in March. Will my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you put forward a removal company in Chigwell. Conveyancing firm was chosen prior to coming across your site.
On the day of completion you can collect the house keys from the estate agent however this can only happen when the sellers solicitors confirm to the agent that the monies to complete are in and the keys can be collected. You should advise the removal men that you are ready to move in. We are not in a position to suggest a specific removal organisation but can help you locate a conveyancing in Chigwell or a firm with expertise in conveyancing in Chigwell.
My wife and I purchasing a 3 bedroom semi in Chigwell. We would like to an extension at the rear at the house.Will legal due diligence on the property include enquiries to determine if these works were previously refused?
Your solicitor will review the deeds as conveyancing in Chigwell will on occasion identify restrictions in the title documents which prohibit categories of alterations or require the permission of a 3rd party. Many works need local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.
It is unclear whether 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 Chigwell bank branch on numerous occasions and was informed it wasn't an issue and they would lend. My Chigwell conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their published requirements. Who do I believe?
The property lawyer has to comply with the CML Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I need to retain a conveyancing solicitor for purchase conveyancing in Chigwell. I happened to stumble across a site which appears to be the ideal offering If there is a chance to get all this stuff done via email that would be ideal. Do I need to be wary? 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?