My wife and I are looking to purchase a house in Redfield and have instructed a Redfield conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Coventry Building Society have this afternoon contacted us to inform me that they have now hit a problem as our Redfield solicitor is not on their conveyancing panel. What do we do from here?
Where you are buying a property with the assistance of a mortgage it is usual for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Redfield lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
I am purchasing a house without a mortgage in Redfield. I have lived for the previous dozen years in Redfield. Conveyancing searches are a lot of money. Given that I know the road and vicinity very well must I have all the conveyancing searches?
If you not getting a home loan, then almost all of the Redfield conveyancing searches are non-obligatory. Your lawyer will 'advise', perhaps strongly, that you should have searches done, but he is duty bound to take that path of encouragement . Do bear in mind; if you are likely to dispose of the house at a future date, it could be of interest to your future buyer what the searches determine. On occasion properties with no practical issues can still throw up unpredicted search results. A competent conveyancing solicitor in Redfield will provide you some helpful advice concerning this.
Me and my brother have a semi-detached Victorian house in Redfield. Conveyancing lawyer acted for me and Leeds Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Redfield and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing lawyer who conducted the work.
I opted to have a survey completed on a house in Redfield ahead of retaining solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies tend not give a mortgage on such a house.
It depends who your proposed lender is. Santander has different instructions from Nationwide. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Redfield. Conveyancing may be slightly more expensive based on your lender's requirements.
Given that I am about to spend over three hundred thousand on a garden flat in Redfield I wish to talk to a lawyer about mytransaction ahead of giving the go ahead to the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be carrying out your conveyancing in Redfield.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter number. The law firms that we put you in touch with believe that the figure you are provided with for residential conveyancing in Redfield should be the figure that you end up paying.