I am purchasing a ground floor flat in Haxby. My property lawyer is not listed on the bank approved panel. Can I still appoint my Haxby conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?
Your options include
- Proceed with your chosen Haxby solicitor but your bank will no doubt appoint a property lawyer on their approved list. This will result in additional cost together with likely delay.
- Get a new conveyancer to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
- Appeal to your solicitor to apply to join the lender panel
I am in a contract race with another prospective purchaser for a property in Haxby. What can I do to expedite matters?
In the event that you are under pressure to exchange it is highly recommended that your solicitor is familiar with the area as they will have local contacts and insight. It is even conceivable that they would have handled previoushouses in the same road. You would be best advised to use a Haxby conveyancing solicitor. In addition, make sure that the lawyer is on the on the approved list for your mortgage company. It is claimed that just under twenty per cent of Haxby conveyancing deals are held up or jeopardised after discovering a buyer’s solicitor was not on their banks panel. In many cases this discovery resulted in the transaction being frustrated by as much as three weeks. It is believed that this issue affects approximately 100,000 home sales annually. Almost all Haxby conveyancing practices can not represent certain lenders so do check as early as possible.
Finally the sale completed on my house in Haxby last December but my buyer keeps telephoning every few hours to say her conveyancer is waiting to hear from mylawyer. What should my lawyer have done following completion?
Post completion of your sale your conveyancer is obliged to deliver the transfer documentation and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your solicitor should also confirm that the legal charge in favour of the lender has been paid off to the buyers conveyancers. There are no post completion formalities specific conveyancing in Haxby.
If you had a top tip for choosing a conveyancing solicitor in Haxby what would it be?
We would encourage you not to base your choice on the cheapest Haxby conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We are getting a further advance on our home loan from Skipton as we wish to conduct a loft conversion to our house in Haxby. Do we need to choose a local Haxby solicitor on the Skipton conveyancing panel to handle the legals?
Skipton don't usually appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton list.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Haxby solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Haxby postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Haxby.
Despite weeks of looking the Title Certificate and documents to our property are lost. The solicitors who dealt with the conveyancing in Haxby 5 years ago have long since closed. What are my options?
As long as you have a registered title the information relating to your proprietorship will be held by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, find your house and order up to date copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
What does commercial conveyancing in Haxby cover?
Commercial conveyancing in Haxby incorporates a wide array of advice, provided by regulated solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.