Am I correct in assuming that the fact that my solicitor in Chigwell is not listed on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?
That would more than likely be a wrong assumption to make. 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 most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Chigwell conveyancing firm and enquire why they are no longer on the approved list for your bank.
My wife and I buying a victorian detached house in Chigwell. We would like to carry out a loft conversion at the property.Will the conveyancing process involve enquiries to see if these alterations were previously refused?
Your property lawyer should check the deeds as conveyancing in Chigwell will on occasion identify restrictions in the title deeds which restrict certain changes or necessitated the consent of another owner. Many works call for local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Chigwell solicitor on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
My offer on a property in Chigwell has been agreed to, but there is a chain. The sellers have put an offer on a flat, however it’s not been accepted yet, and have viewings of other properties booked. I have chosen a nearby conveyancing solicitor in Chigwell. What should be my next step? At what point should I apply for the mortgage with TSB?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx one thousand pounds, then survey, Chigwell conveyancing search costs, etc). First, you should check that your conveyancing practitioner is on the TSB conveyancing panel. As to the next stages this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. In a rising market the majority of home buyers will apply for a home loan with TSB and arrange for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to press on with the conveyancing in Chigwell.
We are buying a property and the lawyer has mentioned Chancel Repair for which the house could be liable as it falls into the area of such a church. She has suggested insurance. Is this really appropriate for conveyancing in Chigwell
Unless a prior purchase of the premises took place post 12 October 2013 you could assume that conveyancing practitioners handling conveyancing in Chigwell to continue to advocate a chancel search and or insurance against a claim.
Are there restrictive covenants that are commonly identified during conveyancing in Chigwell?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Chigwell. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Are there any apps to help search for a Chigwell conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to twentymiles to attend the lawyer.
You can use the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Chigwell and you will see a number of lawyer located nearest Chigwell. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.