My Solicitor in Birtley has never been on on the Virgin Money Conveyancing Panel. Can I still continue with my prefered solicitor even though they are not on the Virgin Money list of approved lawyers?
The limited options open to you here include:
- Carry on with your existing Birtley lawyers but Virgin Money will need to use a solicitor on their panel. This will result in additional overall conveyancing charges as well as cause delays.
- Choose an alternative solicitor to to deal with the purchase, obviously checking they are Persuade your lawyer to use their best endeavours to join the Virgin Money conveyancing panel
I am selling our property in Birtley and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed an online conveyancing firm as opposed to a conveyancing solicitor in Birtley. Having lived in Birtley for three years we know of no issue. Should we contact our local Authority to get clarification need.
It would appear that you have a conveyancing firm already. What do they say? 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 life insurance to cover that same sickness)
Just acquired a detached house in Birtley , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Birtley conveyancing solicitor works at snail pace, so I want to be certain the registration is addressed.
As far as conveyancing in Birtley is concerned, registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ according to who lodges the application, whether there are errors and whether the Land registry must send notices to any third persons or bodies. Currently roughly 80% of submission are fully dealt with within two weeks but some can be subject to longer delays. Historically registration is effected once the new owner has moved in to the premises therefore 'speed' is not typically an essential issue but where 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 the application to be prioritised.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Birtley is where the house is located. What do you suggest?
Flying freeholds in Birtley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Birtley you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Birtley may ascertain 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.
Do I need to be wary by third parties that I am dealing with are recommending a factory type conveyancing firm rather than a High Street Birtley conveyancing firm?
As is the case with many service providers, often suggestions from family and friends can be very helpful. Yet there are lots of players in a conveyancing deal; estate agents, mortgage brokers and banks might all suggest lawyers to select. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but sometimes there exists a financial incentive behind the recommendation. You are free to appoint your preferred lawyer. You need to be aware that most banks operate an approved list of solicitors you are obliged to use for the lender related work in your conveyancing.
We are midway through purchasing a property in Birtley. Conveyancing lawyer has told us the title is "Leasehold". Should this make a difference on our Natwest valuation?
Birtley conveyancing does not in most situations involve leasehold houses. The key factor here is the length of lease and the ground rent. If it's 999 years with a peppercorn rent, it's essentially freehold, so it’s unlikely to impact the marketability significantly.
On the flip side, if it's, say, 50 years it will have a significant effect on the value, and probably wouldn't be acceptable to the lender. The remaining lease term and ground rent will be stated in the lease provided to your conveyancer.