As someone unfamiliar with conveyancing in Ashby de la Zouch what’s your top tip you can impart for the house moving process in Ashby de la Zouch
Not many law firms shout this from the rooftops but conveyancing in Ashby de la Zouch or throughout Leicestershire is an adversarial process. In other words, when it comes to conveyancing there exists plenty of opportunity for conflict between you and other parties involved in the transaction. For example, the vendor, estate agent and even potentially your mortgage company. Choosing a solicitor for your conveyancing in Ashby de la Zouch is a critical decision as your conveyancer is your adviser, and is the ONE person in the transaction whose interest is to protect your legal interests and to protect you.
Sometimes a third party with a vested interest may attempt to persuade you that you should follow their advice. For instance, the property agent may claim to be assisting by claiming that your lawyer is dragging his heels. Or your mortgage broker may try to convince you to do something that is against your solicitors advice. You should always trust your lawyer above all other parties in the home moving process.
I had intended to instruct a property lawyer in Ashby de la Zouch for our home move. Our broker informed us that our mortgage company Skipton Building Society won't deal with them. Surely this is unduly restrictive?
Lenders in the main restrict either the category or the volume of conveyancing firms on their panel. A common example of such criteria being that a firm must have two or more partners. As well as restricting the profile of firm, a few lenders have reduced the number of solicitor practices they use to represent them. You should note that Skipton Building Society have no responsibility for the quality of advice provided by any member of Skipton Building Society Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels since 2008 even though there are mixed views about the level of solicitor involvement in some of that fraud. Data from the Land Registry indicate that plenty of law firms, including some in or near Ashby de la Zouch only conduct very few conveyances a year.
is it true that all Ashby de la Zouch solicitor practices on the Co-operative conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Co-operative approved list of solicitors they would need to be overseen by the SRA. The majority of lenders do allow licenced conveyancers on their panel and in that case the organisation would be regulated by the Council of Licensed Conveyancers.
Two weeks ago we had a mortgage agreed in principle with Bank of Ireland. Ashby de la Zouch conveyancing solicitors have been chosen. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
There is no definitive answer here. Have Bank of Ireland completed the survey? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
After weeks of negotiation I have agreed a price on an apartment in Ashby de la Zouch. My financial adviser recommended their conveyancers. I paid an on account payment of £150. Soon after, the property lawyer called me sheepishly admitting that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
How does conveyancing in Ashby de la Zouch differ for new build properties?
Most buyers of new build property in Ashby de la Zouch approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is built. This is because builders in Ashby de la Zouch typically acquire 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 property lawyers 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 used to new build conveyancing in Ashby de la Zouch or who has acted in the same development.
I'm remortgaging my current property to a BTL loan with TSB and intend to use the remaining equity as a down payment on further house. The neighborhood we are interested in is Ashby de la Zouch. Will your lawyers be able to act for the two mortgage companies and link together the transactions?
Make use of our comparison tool on this site to ensure that the conveyancers are approved by both lenders. Assuming that they are your solicitor will be able to connect the two transactions but you should have a chat with you lawyer and make clear your expectations and needs.
I am thinking of appointing an online solicitor as opposed to a Ashby de la Zouch conveyancing practice. Should I ‘stay local’?
Advantages do exist in being able to attend a local Ashby de la Zouch conveyancing solicitor such as
- signing documents same day
- often being able to see someone face-to-face can make a huge difference, particularly for more complex house moves
- the ability to complain if matters need to addressed
When analysing fees, look out for hidden extras. Most decent Ashby de la Zouch high street solicitors give an all-inclusive figure. Often online companies appear to offer low cost fees, yet have hidden 'extras' in the small print.