Me and my husband are purchasing a maisonette in Cleveleys. My lawyer is not listed on the lender solicitor list. Is it possible for me to use my Cleveleys conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?
You have a number of choices available to you here
- Proceed with your existing Cleveleys solicitor but your bank will need to instruct a solicitor from their approved list. This will result in additional cost together with potential frustration.
- Appoint a new conveyancer to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Convince your solicitor to seek to join the lender panel
How does conveyancing in Cleveleys differ for newly converted properties?
Most buyers of new build residence in Cleveleys contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is finished. This is because house builders in Cleveleys typically acquire the real estate, 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 accustomed to new build conveyancing in Cleveleys or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Cleveleys is the location of the property. What do you suggest?
Flying freeholds in Cleveleys 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 Cleveleys you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cleveleys 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 residence.
Am I right to be wary that 3rd parties that I am dealing with are recommending a web based conveyancing firm as opposed to a High Street Cleveleys conveyancing firm?
As is the case with lots of professional services, often referrals from relatives can be extremely useful or valuable. Nevertheless there are numerous people with a keen interest in a conveyancing deal; estate agents, mortgage brokers and lenders may suggest lawyers to instruct. On occasion these lawyers might be known to one of the organisations as one of the best in their field, but occasionally there may be a commercial relationship behind the endorsement. You have the right to select your preferred lawyer. You need to be aware that most mortgage providers operate an approved list of conveyancers you are obliged to use for the lender aspect of your transaction.
In my capacity as executor for the estate of my aunt I am selling a house in Swansea but reside in Cleveleys. My lawyer (who is 250 kilometers awayhas requested that I execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing practitioner in Cleveleys who can attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are Cleveleys based
Are the Cleveleys conveyancing lawyers identified as being on the lender conveyancing panel, together with their details provided by the mortgage company?
Cleveleys firms and firms carrying out conveyancing in Cleveleys themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the lender directly.