I am not in a position to travel far from Motspur Park. Please spell out why all Motspur Park property lawyers are not on all lender panels?
A decade ago most lenders exhibited an approach to risk which is different than today. The Financial Services Authority in 2010 instigated a thematic review into mortgage fraud which in summary warned lenders: know the lawyers on your panel. As a result, banks have subsequently requiredmore information from law firms about their processes and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Many firms have been removed from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the criteria of amount of transactions the mortgage companies insisted on.
What is the first thing I need to know concerning purchase conveyancing in Motspur Park?
You may not hear this from too many lawyers but conveyancing in Motspur Park or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is an abundance of opportunity for friction between you and others involved in the transaction. E.g., the vendor, estate agent and on occasion the mortgage company. Appointing a solicitor for your conveyancing in Motspur Park an important selection as your conveyancer is your adviser, and is the ONLY party in the transaction whose interest is to act in your legal interests and to keep you safe.
On occasion a potential adversary may try and persuade you that it is in your interests to do things their way. As an example, the estate agent may claim to be helping by claiming that your conveyancer is dragging his heels. Or your mortgage broker may advise you to do take action that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties in the home moving process.
I have been told that property searches are the main cause of stalling in Motspur Park house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Motspur Park.
I have a 4 bedroom Georgian property in Motspur Park. Conveyancing practitioner represented me and Barclays Direct. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Motspur Park and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing practitioner who conducted the conveyancing.
How do I use the search tool to locate a conveyancing lawyer in Motspur Park on the authorised to act for my mortgage?
First choose a lender such as Yorkshire Building Society, Bank of Scotland or Platform Home Loans Ltd then choose your location such as Motspur Park. Conveyancing practices in Motspur Park and further afield will then be shown.
I acquired a flat in Motspur Park last 30/5/2018 and to date it is still not recorded with HM Land Registry. It is part of a new estate and my solicitor told me that it can take 12 months to register. I have contacted HMLR directly and they have informed me the original application was cancelled due to questions not being addressed in time. What can I do?
get in touch with your conveyancer - Where you are unsatisfied with the responses, look up their firm’s complaints protocol and escalate your problem to a Partner. Registrations for Motspur Park conveyancing are not known to be particularly slow.