My wife and I are purchasing a 1 bedroom flat in Liss with a mortgage. We like our Liss conveyancer, however the bank advise she’s not on their "panel". It appears that we have little choice but to instruct one of the lender panel conveyancing practices or continue with our Liss solicitor and pay for one of their panel firms to act for them. This seems very unfair; are we not able to demand that the bank use our Liss conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Liss conveyancing solicitor to apply to be on the conveyancing panel.
Me and my partner are purchasing our first house. Our solicitor has contact usto see if we want to take out supplemental conveyancing searches. We are really unsure what's needed for conveyancing in Liss
The scope of Liss conveyancing searches depends primarily on the premises, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your general approach to risk. What matters is that you adequately appreciate what information the searches could supply. Then you can decide if you consider that you need that information. Should you be unclear, ask your conveyancing practitioner to explain.
Do I need to attend the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Liss so that I can pop in to their offices if required.
Nowadays conveyancing panel lawyers for mortgage companies conduct all of the communications via Royal Mail, e-mail or over phone calls. This enables them to undertake the legal work for your home move no matter where you live in England or Wales. That being said you can check if you can still book an appointment to visit conveyancing lawyer if needed.
What will a local search inform me regarding the house I am purchasing in Liss?
Liss conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Searchflow The local search is essential in every Liss conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
The deeds to my property can not be found. The solicitors who did the conveyancing in Liss 4 years ago have long since closed. What do I do?
As long as the title is registered the details of your proprietorship will be held by HMLR under a Title Number. It is easy to carry out a search at the Land Registry, find your house and obtain up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.
Should I appoint a Liss conveyancing practitioner in close proximity to the house I am buying? I have an old university friend who can deal with the legal work however they are based 400miles away.
The primary upside of using a local Liss conveyancing practice is that you can attend the office to execute paperwork, present your identification documents and apply pressure on them where appropriate. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and they were content that should trump using an unknown Liss conveyancing lawyer just because they are local.