I happen to be the only recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Merriott. The Merriott property was put into my name in January. I plan to dispose of the property. I understand that there is a CML six month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the property in January. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. Some mortgage companies would take a sensible view as this requirement is principally there to identify the purchase and immediately sell or the wholesaling and assigning of properties.
Are all Merriott Conveyancing Quality Solicitors on the TSB conveyancing list of approved firms?
It is true that some banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
Does a directory service exist listing Yorkshire BS panel solicitors in Merriott on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association websites. Very few lending institutions make their panel listings open the public over the internet. If you are in need of a Merriott conveyancing practitioner on the Yorkshire BS please make the most of our facility.
My friend suggested that if I am purchasing in Merriott I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Merriott conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Merriott around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Merriott Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Merriott Education with plans and statistics, Local Amenities and other useful information concerning Merriott.
I used Arc property Solicitors a few years past for my conveyancing in Merriott. I now require my papers however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Merriott of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Merriott differ for newly converted properties?
Most buyers of new build or newly converted property in Merriott come to us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because new home sellers in Merriott usually purchase the site, 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 conveyancers 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 Merriott or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a quick, no chain conveyancing. Merriott is where the house is located. What do you suggest?
Flying freeholds in Merriott are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Merriott you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merriott may decide 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 premises.
We're first time buyers - agreed a price, yet the selling agent informed us that the seller will only proceed if we instruct the agent's preferred conveyancers as they need a ‘quick sale’. We would rather use a family conveyancer who is accustomed to conveyancing in Merriott
It is improbable the vendors are driving this. If they desire ‘a quick sale', alienating a motivated buyer is counter productive. Contact the vendors directly and make sure they comprehend that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you will continue to use your preferred Merriott conveyancing solicitors - not the ones that will provide their estate agent a referral fee or meet his conveyancing thresholds pre-set by senior management.