Much to our surprise we have been informed by our mortgage broker that my Riddlesdown the law firm I have appointed is not on the lender Conveyancing panel. What can I do to be certain whether this is indeed the case?
The first thing you need to do is to call your Riddlesdown lawyer directly. You lawyer should advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
My lawyer in Riddlesdown is not listed on the Approved Panel. Can I still continue with my family solicitor even though they are not on the panel?
Your options are as follows:
- Complete the purchase with your preferred Riddlesdown lawyers but will need to retain a lawyer on their panel. This will result in additional total conveyancing charges and cause frustration.
- Choose a new solicitor to act in the conveyancing, not forgetting to check they are Persuade your lawyer to do everything within their powers to join the conveyancing panel
My partner and I are close to exchanging contracts on the sale of our property in Riddlesdown and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Riddlesdown lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Riddlesdown. Having lived in Riddlesdown for 4 years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of 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 health insurance to cover that same sickness)
How does conveyancing in Riddlesdown differ for new build properties?
Most buyers of new build property in Riddlesdown contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because new home sellers in Riddlesdown tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Riddlesdown or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Riddlesdown is where the house is located. What do you suggest?
Flying freeholds in Riddlesdown are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Riddlesdown you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Riddlesdown 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 premises.