I am expecting a DIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Gorleston solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Gorleston solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.

I was told two weeks ago that my mortgage has been agreed to by Barclays. Is it usual for Barclays to only issue the offer once my solicitor in Gorleston is approved on their conveyancing panel? Barclays have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.

My sealed bid on a property in Gorleston has been agreed to, but there is a chain. The sellers have offered on on an apartment, but it’s not yet tied up, and have viewings of other properties booked. I have selected a nearby conveyancing solicitor in Gorleston. What do I do now? When do I get the mortgage application with Virgin Money going?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Gorleston conveyancing search charges, etc). First, you must ensure that your lawyer is on the Virgin Money conveyancing panel. As to the next steps this very much depends on the specifics of your transaction, attraction to the property and on the state of the market. In a hot market many home buyers will apply for a home loan with Virgin Money and arrange for the valuation and only if it comes back ok would they request their conveyancer to proceed with the conveyancing in Gorleston.

Should commercial conveyancing searches disclose proposed roadworks that could affect a commercial land in Gorleston?

Its becoming the norm that commercial conveyancing solicitors in Gorleston will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Gorleston. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Gorleston.

For every commercial conveyancing transaction in Gorleston it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Gorleston commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Gorleston.

Have completed on a a semi-detached house in Gorleston , What is the estimated time for the Land Registry to register my proprietorship? My Gorleston conveyancing solicitor has been painfully slow, so I want to be certain that my ownership is recorded.

As far as conveyancing in Gorleston registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether there are errors and whether the Land registry need to notify any 3rd persons or bodies. At present approximately 80% of such applications are completed in less than three weeks but some can be subject to protracted hold-ups. Historically registration is effected after the buyer has moved in to the property so 'speed' is not typically top priority but where there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.

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. Gorleston is the location of the property. Is there any guidance you can impart?

Flying freeholds in Gorleston are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Gorleston you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gorleston 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.

I purchased a house in Gorleston last 13/11/2024 and to date it is still not registered with the Land Registry. It was part of a development site and my solicitor told me that it may take twelve months to complete the registration formalities. I have called the Land Registry directly and they say that the initial application was cancelled due to failure to reply to requisitions. Do I need to be concerned?

It is your lawyer that you must contact in order to satisfy any concerns which have been raised as part of the registration formalities for your Gorleston property. Normal Gorleston conveyancing practice includes an undertaking on the part of the vendor’s property lawyer that they will help resolve any registration raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.