My husband and I are hoping to buy a home in Broadstairs and are in fact using a Broadstairs conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Clydesdale have this morning contacted us to inform me that there is now an issue as our Broadstairs solicitor is not on their approved list of lawyers. Is this a problem?
If you are buying a property with the assistance of a mortgage it is conventional for the purchasers' solicitors to also represent 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 Broadstairs lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Should commercial conveyancing searches reveal impending roadworks that could impact a commercial premises in Broadstairs?
Many commercial conveyancing solicitors in Broadstairs will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Broadstairs. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Broadstairs.
For every commercial conveyancing transaction in Broadstairs it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Broadstairs commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Broadstairs.
I completed on my apartment on 13 June and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Broadstairs said it would be concluded inside ten days. Are properties in Broadstairs particularly slow to register?
As far as conveyancing in Broadstairs is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether there are errors and if the Land registry must send notices to any other parties. Currently roughly 80% of such applications are fully dealt with within two weeks but some can be subject to longer delays. Registration occurs after the new owner has moved in to the property thus an expedited registration is not always primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Broadstairs differ for newly converted properties?
Most buyers of new build or newly converted property in Broadstairs approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Broadstairs 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 conveyancers 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 Broadstairs or who has acted in the same development.
I opted to have a survey carried out on a property in Broadstairs prior to instructing lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some banks tend not give a mortgage on a flying freehold house.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Broadstairs. Conveyancing will be smoother if you use a solicitor in Broadstairs especially if they are familiar with such properties in Broadstairs.
My husband and I are 17 days into a leasehold purchase having been recommend to conveyancers by the estate agent to perform conveyancing in Broadstairs. I am am very frustrated with the quality of service. Can you you assist me in finding new solicitors?
They would have to be very poor to suggest diss instructing them. Has your mortgage been issued? In the event that it has you must make them aware of the new conveyancer and have the mortgage documents are re-issued. Your solicitor ideally needs to be on the banks panel to avoid added fees and complications. So that should be your first question of the new conveyancers. The find a solicitor tool can help you find a lender approved lawyer for your conveyancing in Broadstairs