I plan on buying a flat in Brigg. My lawyer is not listed on the lender approved list. Can I still retain my Brigg conveyancing solicitor even though they are excluded from the mortgage company panel of approved conveyancing solicitors?
You have a couple of alternatives open to you here
- Carry on with your existing Brigg lawyer but your lender will undoubtedly appoint a solicitor from their approved panel. The net result is additional cost together with probable frustration.
- Get a new conveyancing practitioner to act in the purchase, ensuring that they are on the lender conveyancing panel.
- Convince your conveyancer to pull out all the stops to get listed on the lender’s panel of solicitors
Why do I have to pay up front when it comes to conveyancing in Brigg?
If you are buying a property in Brigg your solicitor will ask you place them with funds to cover the the cost of the conveyancing searches. Normally this is needed to cover the fees of the Local Authority Search. If any down payment is as part of the total price then this will be needed immediately ahead of contracts are exchanged. Any further balance that is due should be transferred shortly before completion.
I moved into my flat on 4 March and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Brigg expressed confidence that it should be formalised in a couple of weeks. Are properties in Brigg particularly slow to register?
There is nothing unique when it comes to conveyancing in Brigg registration formalities. Rather than based on location, timescales can adjust subject to who lodges the application, whether it is in order and if the Land registry need to notify any interested persons or bodies. At present roughly 80% of submission are fully addressed within two weeks but occasionally there can be longer hold-ups. Registration is effected once the new owner has moved in to the premises so registration formalities is not usually primary concern but if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Brigg. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Brigg
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. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I opted to have a survey done on a property in Brigg prior to appointing lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some lenders will refuse to issue a loan on a flying freehold house.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Brigg. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it best to choose a Brigg conveyancing practitioner who is local to the property I am purchasing? An old friend can execute the legal work but his firm is located 200miles drive away.
The primary upside of using a high street Brigg conveyancing practice is that you can attend the office to execute paperwork, present your ID and apply pressure on them if necessary. They will also have local insight which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were content that must outweigh using an unfamiliar Brigg conveyancing lawyer just because they are Brigg based.