My partner and I are hoping to acquire a home in Lees and have instructed a Lees conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Barclays Direct have this morning contacted us to inform me that they have now hit a problem as our Lees solicitor is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Lees solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
We are about to sign contracts for a ground floor flat in Lees. We have hit a stumbling block. The loan offer with Skipton Building Society expires on 17/6/2024 but the vendors are putting forward a completion date of 19/6/2024. Can one extend the mortgage expiry date?
The person best placed to address this concern is your conveyancer who will hopefully determine if they corresponding with the mortgage broker, vendor’s conveyancers, estate agents or conceivably all three given what has gone on in your house move as of today.
When can the exchange of contracts happen for residential conveyancing in Lees and am I required to attend the conveyancers branch?
If you are in close proximity to one of the conveyancing solicitors in Lees you are welcome to attend to sign documents. That being said, the firms we work with provide countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when communicating with you digitally. The signing of the property agreement is not when everything is set in stone. A signed contract is necessary for the solicitor to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Lees)to be in the office at the appropriate time.
I am buying a house and the solicitor has mentioned Chancel Repair to which the house could be obligated to pay as it falls into the area of such a church. He has recommended insurance. Is this strictly warranted for conveyancing in Lees
Unless a previous acquisition of the property took place post 12 October 2013 you could take it that lawyers handling conveyancing in Lees to remain recommending a chancel search and or insurance against a claim.
I bought my flat on 6 July and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Lees expressed confidence that it would be dealt with inside ten days. Are transfers in Lees uniquely lengthy to register?
As far as conveyancing in Lees registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can differ depending on who lodges the application, whether it is in order and if the Land registry have to notify any third parties. At present approximately 80% of such applications are fully addressed in less than three weeks but some can be subject to protracted hold-ups. Historically registration takes place once the new owner is living at the premises so an expedited registration is not typically primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.
We are about to acquiring a property in Lees. Can the solicitor keep the amount we are are purchasing for private from the likes of Rightmove. Is this possible and how?
HM Land Registry as a matter of law obliged to reveal price sold information on a register of the title for domestic properties nationwide including properties in Lees. The register of ownership is a public document, so HMLR would be breaching their statutory obligations excluded specific homes such as your one in Lees.
You can make a request of HM Land Registry to hide the amount paid entry but the answer will be in the negative.