I am progressing with the sale of my home in Chichester and the EA has just called to advise that the purchasers are changing their solicitor. I am told that this is due to the fact that the bank will only deal with property lawyers on their approved list. Why would a leading mortgage company only deal with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Chichester ?
Lenders have always had panels of law firms that can act for 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 worked with them for decades.
Banks blame a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
It is is a decade since I purchased my house in Chichester. Conveyancing solicitors have just been instructed on the sale but I am unable to track down my deeds. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be kept by the mortgage company or they may be in the possession of the lawyers who oversaw your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Chichester involves registered property but in the rare situation where your property is not registered it is more tricky but is resolvable.
We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel solicitor as I would much rather instruct a specialised conveyancing solicitor in Chichester?
You should check but the chances are that give you one of their panel solicitors where you take up the "fee-free" incentive. Call the mortgage company to check if they allow a cash alternative. Some lenders have previously offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Chichester.
I am assisting my step-mother sell her house in Chichester. Will the conveyancer commission an energy assessment or should I organise this?
Following the demise of Home Information Packs, energy performance certificates remained a compulsory element of selling a property. An energy assessment needs to be commissioned in advance of the property being marketed. It is not as aspect of the sale process that law firms ordinarily arrange. If you are instructing a Chichester conveyancing practitioner they may help arrange energy performance certificates due to their contacts with reputable Chichester providers
I am due to move house in September. Should my conveyancing solicitor call the removal company on the completion day. On a separate note, can you recommend a removal company in Chichester. Conveyancing lawyer was organised prior to coming across your site.
On the afternoon of completion you can pick up the keys from the property agent but this should only take place after the sellers lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you should tell the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can help you find a residential property solicitor in Chichester or a legal practice that specialises in conveyancing in Chichester.
I have instructed a Chichester property lawyer having checked that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Chichester surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My colleague suggested that if I am purchasing in Chichester I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Chichester conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Chichester around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Chichester Education with plans and statistics, Local Amenities and other useful information regarding Chichester.
I am short of a 10% deposit on my flat purchase in Chichester , but I still want to proceed. Do I have options?
One option is to try and agree a smaller deposit. Most vendors will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment