I was notified recently by my lender that my Eccleston and St Helens property lawyer is not on the mortgage company Conveyancing panel. How can I be certain that this is indeed the case?
The first thing you need to do is to call your Eccleston and St Helens lawyer directly. You lawyer should advise you of the situation. If they are not on the panel they may recommend you to a Eccleston and St Helens conveyancing practice that is on the conveyancing panel for your bank.
We're in Eccleston and St Helens, First time buyers buying with a mortgage (lender is Kent Reliance , and our solicitor is on the Kent Reliance conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Kent Reliance conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
The deeds to our house can not be found. The solicitors who dealt with the conveyancing in Eccleston and St Helens 10 years ago have long since closed. What are my next steps?
As long as you have a registered title the details of your proprietorship will be evidenced by HMLR under a Title Number. It is easy to execute a search at the Land Registry, locate your property and obtain current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
How does conveyancing in Eccleston and St Helens differ for newly converted properties?
Most buyers of new build or newly converted property in Eccleston and St Helens come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because new home sellers in Eccleston and St Helens typically purchase 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 conveyancing solicitors 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 Eccleston and St Helens or who has acted in the same development.
I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Eccleston and St Helens I like with open areas and station in the vicinity, however it's only got 49 years on the lease. I can't really find anything else in Eccleston and St Helens suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
Developers have recommended to me a conveyancer and I've received an estimate from them. It's almost £400 less expensive than my own Eccleston and St Helens conveyancing practitioner. Should I use them?
Builders normally have panels of conveyancing practitioners who expedite matters and who know the builder's documentation and conveyancing practitioner. Plenty of developers offer an inducement to use a preferred property lawyer for this reason, any increased fees can be avoided and a developer will not recommend a conveyancing factory and run the risk of having the transaction stall when they demand an exchange within a tight time frame. The argument for not opting for the suggested conveyancing practitioner is that they may prove reluctant to 'push' your interests for fear of upsetting the developer. Where you have concerns that this may be the case you should keep with your high street Eccleston and St Helens property lawyer.