We are purchasing a 2 bedroom flat in East Sussex with a mortgage. We have a East Sussex conveyancer, but the lender says she’s not on their "panel". It appears that we have no option but to select one of the mortgage company panel conveyancing practices or keep our East Sussex lawyer as well as pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you 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. A further alternative is for your East Sussex conveyancing lawyer to apply to be on the conveyancing panel.
We have very brash sellers who has insisted on a lock out contract with a down payment 6,000. Are such arrangements appropriate for East Sussex conveyancing transactions?
Lock out agreements are agreements between a home seller and prospective acquirer granting the buyer a ‘clear field’ to the sale of the property within an agreed time frame. For all intents and purposes, a lock out agreement is a contract specifying that you should be issued with a contract at a later time which is the main conveyancing contract. It is generally used for buyer confidence though in some cases, the proprietor may enjoy an upside from such agreements as well. There are various pros and cons to using them but you should to check with your solicitor but note that it may end up incurring extra in conveyancing charges. In light of this these contracts are unusual when it comes to conveyancing in East Sussex.
The East Sussex conveyancing lawyers that just started acting on my house acquisition in East Sussex have suddenly closed. I only went with them because I needed a firm on the Clydesdale conveyancing panel and my preferred East Sussex lawyer was not. I sent them a cheque for two hundred pounds in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
I have todaybeen informed that Stirling Law have closed. They carried out my conveyancing in East Sussex for a purchase of a freehold house 12 months ago. How can I check that my home is not still registered in the name of the previous owner?
The easiest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of East Sussex conveyancing specialists.
What are your top tips when it comes to appointing a East Sussex conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for lease extension works (regardless if they are a East Sussex conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with several firms including non East Sussex conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
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How experienced is the practice with lease extension legislation? If the firm is not ALEP accredited then why not?
East Sussex Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
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How long is the Lease? The best form of lease structure is if the freehold title is owned by the leaseholders. In this arrangement the tenants enjoy being in charge if their destiny and notwithstanding that a managing agent is usually employed if the building is bigger than a house conversion, the managing agent is directed by the tenants. This information is helpful as a) areas may result in problems in the building as the communal areas may begin to deteriorate where maintenance are not paid for b) if the tenants have an issue with the managing agents you will wish to have all the details
Can you confirm the extent of conveyancing undertaken by East Sussex conveyancing solicitors?
For the most part East Sussex conveyancing companies manage to offer a number of services to home and land owners, sellers, purchasers, freeholders and tenants such as:
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Property sale conveyancing in East Sussex and nationwide
Home purchase conveyancing in East Sussex and throughout England and Wales
Switching mortgage lenders Advising squatters about their rights to lawfully acquire property by way of adverse possession Shared or joint ownership Agreements Equity transfer between partners and families