Much to our surprise we have been advised by our financial adviser that my St Anns property lawyer is not on the lender Solicitor panel. What can I do to check?
The first thing you need to do is to contact your St Anns conveyancer. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may be able to suggest a St Anns conveyancing practice that is on the approved list of lawyers for your bank.
I sincerely hope you can help me. My St Anns solicitor is assuring me that he is legally obliged toorder St Anns conveyancing searches asthe firm are on the Santanderapproved lawyer panel. Do I not have any say here?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out St Anns conveyancing searches.
I am purchasing a garden flat in St Anns. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in St Anns you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in St Anns.
Just bought a detached house in St Anns , how long should it take for the Land Registry to register my ownership? My St Anns conveyancing solicitor has been painfully slow, so I want to be sure that my ownership is registered.
There is nothing unique when it comes to conveyancing in St Anns registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether there are errors and whether the Land registry must send notices to any interested parties. As of today approximately 80% of such applications are fully addressed in less than three weeks but some can be subject to longer delays. Registration is effected once the buyer is living at the premises therefore registration formalities is not usually primary concern but where there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.
My husband and I are novice buyers - had an offer accepted, but the property agent advised that the vendor will only go ahead if we instruct the agent's chosen conveyancers as they need a ‘quick sale’. We would rather use a family solicitor accustomed to conveyancing in St Anns
We suspect that the seller is not behind this requirement. Should the seller want ‘a quick sale', turning down a serious buyer is not the way to achieve this. Contact the owners directly and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you will continue to use your preferred St Anns conveyancing solicitors - not the ones that will provide the estate agent a referral fee or meet his conveyancing thresholds set by head office.