Are the Emersons Green conveyancing solicitors identified as being on the UBS conveyancing panel, together with their details provided by UBS?
Emersons Green conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
About to purchase flat in Emersons Green. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Emersons Green solicitor is on the HSBC conveyancing panel.
I had an offer accepted on a property in Emersons Green on 31/10/2024, valuation was booked 4 days later, all came back fine. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Are UBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Lloyds have agreed my home loan in principle, my bid on a apartment in Emersons Green has been accepted, now what?
Your property agent will want to be advised as to your solicitor's details (ensure that the lawyers are on the lender’s approved list). Call up Lloyds or your financial adviser and finalise any outstanding documentation. Lloyds will instruct a valuer who will get in touch with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Lloyds will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Emersons Green.
We are downsizing from our property in Emersons Green and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Emersons Green conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Emersons Green. We have lived in Emersons Green for six years we know that this is a non issue. Do we contact our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I decided to have a survey completed on a property in Emersons Green before instructing lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies may not grant a loan on such a premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Emersons Green. Conveyancing will be smoother if you use a solicitor in Emersons Green especially if they regularly deal with such properties in Emersons Green.
Am I best advised to go with a Emersons Green conveyancing practitioner in close proximity to the house I am purchasing? An old friend can carry out the legal formalities but they are based 300kilometers drive away.
The primary upside of using a high street Emersons Green conveyancing firm is that you can attend the office to execute documents, present your identification documents and apply pressure on them where appropriate. They will also have local knowledge which is a plus. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were happy that must surpass using an unfamiliar Emersons Green conveyancing solicitor just because they are based in the area.