We are buying a 2 bedroom apartment in Rayleigh with a mortgage. We wish to retain our Rayleigh conveyancer, but the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Rayleigh solicitor as well as pay for one of their panel lawyers to represent them. We feel that this is unjust; can we not insist that the bank use our Rayleigh lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Rayleigh conveyancing solicitor to apply to be on the conveyancing panel.
My father pointed out to me me that in buying a property in Rayleigh there could be various restrictions limiting what one can do in terms of external alterations to a property. Is this right?
There are a number of properties in Rayleigh which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Rayleigh should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I happen to be the single beneficiary of my late mum's will and I have everything in my name alone, including the my former home in Rayleigh. The Rayleigh property was put into my name in September. I want to move. I understand that there is a CML six month 'rule', which means that my property ownership could be treated the same way as though I had purchased the house in September. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view banks take of it, depend on the lender as this provision primarily exists to pick up on subsales or the flipping of property.
Is there a list of Nationwide panel conveyancers in Rayleigh on the Council of Mortgage Lender’s Website?
No. There is no such directory service on the CML or Building Society Association websites. A small selection of lenders make their panel listings available on the web. If you are in need of a Rayleigh conveyancing practitioner on the Nationwide please make the most of our tool.
I used Stirling Law a few years ago for my conveyancing in Rayleigh. Now, I need the documents but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Rayleigh of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Rayleigh is where the house is located. What do you suggest?
Flying freeholds in Rayleigh are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rayleigh you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rayleigh may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
As co-executor for the estate of my father I am disposing of a residence in Monmouth but I am based in Rayleigh. My lawyer (who is 235 kilometers from meneeds me to execute a stat dec ahead of completion. Can you recommend a conveyancing lawyer in Rayleigh who can witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are based in Rayleigh