I do hope you can help me. My Lanchester solicitor is advising me that she is duty bound toconduct Lanchester conveyancing searches asthe firm are on the Virgin Moneysolicitor panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Lanchester conveyancing searches.
It is 10 years ago since I acquired my property in Lanchester. Conveyancing solicitors have now been retained on the sale but I am unable to find the title documents. Is this a problem?
Don’t worry too much. Firstly there is a chance that the deeds will be retained by the mortgage company or they may stored with the lawyers who handled the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Lanchester involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
Various internet forums that I have frequented warn that are the main reason for delay in Lanchester house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of holding up conveyancing in Lanchester.
How does conveyancing in Lanchester differ for new build properties?
Most buyers of new build or newly converted property in Lanchester come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is built. This is because new home sellers in Lanchester tend to buy 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 property lawyers 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 Lanchester or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Lanchester is where the house is located. What do you suggest?
Flying freeholds in Lanchester 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 Lanchester you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lanchester 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.
How easy is it to swap firm as I have to appoint a firm on the Coventry Building Society conveyancing list. I had appointed a family conveyancing solicitor in Lanchester round the corner but he is not approved by Coventry Building Society
We will our best to assist in finding you a conveyancing solicitor in Lanchester on the Coventry Building Society panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Lanchester. Using search facility on this site, you can compare charges for conveyancing solicitors in Lanchester and throughout England and Wales.