My partner and I are hoping to acquire a property in Chapel Allerton and are in fact using a Chapel Allerton conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Barclays Direct have this morning contacted us to inform me that there is now an issue as our Chapel Allerton lawyer is not on their approved list of lawyers. What do we do from here?
Where you are buying a property requiring a mortgage it is conventional 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 Quality Scheme. Your property lawyer should contact your lender 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 bank's conveyancing panel as you are at liberty to use your preferred Chapel Allerton lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I require conveyancing for an apartment in a fairly new development (6 years built) in Chapel Allerton. Almost all the flats are already disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Chapel Allerton?
You are taking a significant risk in not carrying out Chapel Allerton conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would absolutely advise in the strongest possible terms that you have them. If timings and expenses are top of your issues you should consider with your solicitor about the options such as lack of search insurance available to you
In what way does my ID and proof of funds have anything to do with my conveyancing in Chapel Allerton? Why is this being asked of me?
You are right in the requirement set out by your solicitor has nothing to do with conveyancing in Chapel Allerton. However these days you can not complete any conveyancing process in the absence supplying evidence of your identity. This usually takes the form of a either your passport or driving licence plus a council tax bill. Please note that if you are supplying your driving licence as proof of ID it must be both the paper part as well as the photo card part, one is not satisfactory without the other.
Evidence of the origin of funds is required in accordance with the Money Laundering Regulations. You should not be offended when when this is requested of you as your conveyancing solicitor will need to retain this information on file. Your Chapel Allerton conveyancing practitioner will require evidence of proof of funds before they are able to accept any money from you into their client account and they will also ask further queries regarding the origin of monies.
My property lawyer in Chapel Allerton is not on the The Mortgage Works Conveyancing Panel. Is it possible for me to continue with my prefered solicitor even though they are not on the The Mortgage Works list of approved lawyers?
Your options are as follows:
- Complete the purchase with your existing Chapel Allerton solicitors but The Mortgage Works will need to use a solicitor on their panel. This will inevitably rack up the overall conveyancing charges and result in delays.
- Choose an alternative practitioner to act in the conveyancing, obviously checking they are The Mortgage Works approved.
- Try to convince your The Mortgage Works solicitor to try to join the The Mortgage Works panel
Just bought a detached house in Chapel Allerton , how long will it take for the Land Registry to deal with the formalities evidencing my title? My Chapel Allerton conveyancing solicitor has been very slow, so I want to check the registration formalities are addressed.
There is nothing unique when it comes to conveyancing in Chapel Allerton registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether it is in order and whether the Land registry must send notices to any other persons or bodies. Currently roughly three quarters of submission are completed in less than three weeks but some can be subject to longer delays. Historically registration is effected once the purchaser has moved in to the premises thus 'speed' is not always primary concern yet where it is urgent that the the registration takes place urgently then you or your conveyancer must contact the land registry and explain the circumstances.
I've recently found out 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 quick, no chain conveyancing. Chapel Allerton is where the house is located. Is there any guidance you can give?
Flying freeholds in Chapel Allerton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Chapel Allerton you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Chapel Allerton may determine 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 property.