I require conveyancing for a flat in a fairly new development (seven years built) in Hampton. 95% of the properties are already disposed of. Is it strictly necessary to order neighbourhood searches as part of conveyancing in Hampton?
You would be putting yourself at risk in refusing to carrying out Hampton conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that your conveyancer conducts them. Where timings and cost are top of your concerns you should consider with your conveyancer about the options such as contingency insurance available to you
Completed the sale of my flat in Hampton last June yet the purchaser is Skype messaging me complaining that her solicitor is waiting to hear from mine. What should have happened following completion?
After completion of your disposal your conveyancer should deliver the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. Depending on the transaction, your lawyer should also confirm that the home loan has been discharged to the buyers lawyers. There is unlikely to be post completion procedures unique to conveyancing in Hampton.
I am being told by my lawyer that chancel insurance is needed on my purchase. What is the level of cover for Hampton conveyancing?
The right level of chancel indemnity insurance depends on who your lender is. It would differ for example between National Westminster Bank and Barnsley Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
Last month we had a mortgage agreed in principle with Clydesdale. Hampton conveyancing lawyers are appointed. What is the average time that one could expect to receive a mortgage offer from Clydesdale?
Some lenders take longer than others. Have Clydesdale conducted the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being difficult. The Hampton solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I require fast conveyancing in Hampton as I am under pressure to exchange contracts in less than one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are not taking a mortgage you have the choice not to have searches conducted although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in Hampton the following are examples of what can appear and adversely affect the marketability of the property: Enforcement Actions, Overdue Charges, Outstanding Grants, Railway Schemes,...
My wife and I are purchasing a garden flat in Hampton. When we first instructed lawyer, they assured us that they were on all major UK mortgage company panels. Our mortgage broker contacted us today to say that they don't seem to be on the Coventry BS approved list. Should that be true, what should we do? Do we just choose a new property lawyer that is on their panel or should we cover the costs for dual representation, with Coventry BS appointing their own preferred property lawyer.
Where you are buying a property needing a mortgage it is standard for the purchaser’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to meet. Some mortgage companies now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your lawyer should contact Coventry BS and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Coventry BS's conveyancing panel as you are at liberty to use your preferred Hampton lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another solicitor into the equation.