Unfortunately I am unable to travel far from Ardleigh Green. I would like to know the understand why all Ardleigh Green aren't included on all lender panels?
Before the recession most lenders exhibited an attitude to risk which differs from the current day. The financial regulator in 2010 conducted a thematic review into property fraud which in summary warned lenders: know the on your panel. Accordingly, lenders have subsequently looked to extract more information from law firms about their processes and the individuals employed by them and set certain criteria such as completing a minimum volume of transactions. Thousands of law practices have been removed from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the criteria of amount of transactions the mortgage companies insisted on.
Should lawyers ask for an advanced payment for conveyancing in Ardleigh Green?
If you are buying a property in Ardleigh Green your lawyer will request that you put them with monies to cover the the cost of the conveyancing searches. Ordinarily this is asked for to cover the fees of the conveyancing searches. If any deposit is as part of the sale price then this will be required shortly before contracts are exchanged. The final balance that is due will be payable a couple of days ahead of the day of completion.
My wife and I are downsizing from our property in Ardleigh Green and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers used a factory type conveyancing practice as opposed to a conveyancing solicitor in Ardleigh Green. Having lived in Ardleigh Green for 5 years we know of no issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must check with 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 illness)
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Ardleigh Green is where the house is located. What do you suggest?
Flying freeholds in Ardleigh Green are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ardleigh Green you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ardleigh Green may decide 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 property.
Should I appoint a Ardleigh Green conveyancing solicitor who is local to the property I am hoping to buy? We have a good friend who can deal with the conveyancing however they are based 300miles drive away.
The primary upside of using a local Ardleigh Green conveyancing firm is that you can pop in to execute documents, hand in your identification documents and apply pressure on them if necessary. They will also have local insight which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were content that must outweigh using an unknown Ardleigh Green conveyancing lawyer solely due to them being local.