Can you clarify what the consequences are if my solicitor is expelled from the Co-operative Conveyancing panel ahead of completing my conveyancing in Downham?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Just acquired a terraced house in Downham , how long will it take for the Land Registry to deal with the formalities evidencing my title? My Downham conveyancing solicitor has been very slow, so I want to be certain the registration formalities are concluded.
As far as conveyancing in Downham registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can adjust depending on the party submitting the application, whether it is in order and whether the Land registry communicate with any third persons or bodies. At present approximately three quarters of submission are completed in less than three weeks but occasionally there can be extensive hold-ups. Historically registration occurs once the buyer is living at the premises so post completion formalities is not usually top priority yet 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 an expedited registration.
I opted to have a survey carried out on a property in Downham in advance of instructing lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some banks may refuse to issue a mortgage on a flying freehold house.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Downham. Conveyancing may be slightly more expensive based on your lender's requirements.
I have been pointed in your direction by three or four local selling agents in Downham to select a property lawyer using your seach tool. What’s the financial advantage for Estate Agents to market your site ahead of alternative conveyancing organisations?
We don’t offer any financial incentive for sending work our way. We found it would be just too difficult to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
My father has urged me to appoint his conveyancing solicitors in Downham. Do I take his advice?
No doubt it’s preferable to select a conveyancing practitioner is to seek recommendations from friends or family who have actually previously instructed the conveyancer you're contemplating using.
Builders have recommended to me a conveyancing practitioner and I've sought an estimate from them. It's almost £300 less expensive than my preferred Downham conveyancing practitioner. Should I use them?
Builders normally have lists of solicitors who expedite matters and who know the seller’s documentation and conveyancer. Plenty of developers offer an inducement to select a preferred solicitor for this reason, any increased charges can be avoided and a developer won't suggest a conveyancing factory and run the risk of having the conveyancing stall when they demand an exchange in 28 days. A counter-argument for not opting for the suggested solicitor is that they may prove unwilling to 'push' your interests at the risk of alienating the housebuilder. Where you have concerns that this may be the situation you should remain with your local Downham conveyancing practitioner.