Can you help? My Wisbech conveyancer is assuring me that he is legally obliged toapply for Wisbech conveyancing searches due to the fact thatthe firm are on the Santandersolicitor panel. Is this really necessary?

You have limited options available to you. As you are obtaining a home loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Wisbech conveyancing searches.

I moved into my house on 11 March and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Wisbech expressed confidence that it will be recorded in less than a month. Are properties in Wisbech particularly slow to register?

There is nothing unique when it comes to conveyancing in Wisbech registration formalities. Rather than based on location, timeframes can adjust depending on the party submitting the application, whether it is in order and whether the Land registry need to notify any interested parties. At present roughly three quarters of such applications are completed in less than three weeks but occasionally there can be extensive delays. Historically registration takes place after the purchaser is living at the property so an expedited registration is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.

I am buying a new build apartment in Wisbech. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Wisbech

There must be mutual enforceability of lessee’s covenants. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

Can you offer any advice when it comes to appointing a Wisbech conveyancing practice to deal with our lease extension?

If you are instructing a solicitor for your lease extension (regardless if they are a Wisbech conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Wisbech conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:

If the firm is not ALEP accredited then why not? How many lease extensions have they completed in Wisbech in the last year?

Leasehold Conveyancing in Wisbech - Sample of Queries before Purchasing

How many of the leaseholders are in arrears for their maintenance charge payments? Is anyone aware of any major works on the horizon that will likely add a premium to the maintenance fees? It would be a good idea to enquire if the the lease contains any adverse restrictions in the lease. By way of example it is very common in Wisbech leases that pets are not permitted in in a block in Wisbech. If you love the propertyin Wisbech but your cat can’t make the move with you then you have a very hard compromise.

Do all mortgage companies provide you with an approved list of Wisbech solicitors? How do you know who is on the bank conveyancing panel?

Wisbech firms and firms carrying out conveyancing in Wisbech themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the mortgage company directly.