My Solicitor in New Waltham is not on the Yorkshire Building Society Approved Panel. Is it possible for me to retain my prefered solicitor even though they are not on the Yorkshire Building Society panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred New Waltham solicitors but Yorkshire Building Society will need to instruct a conveyancer on their list of acceptable firms. This will result in additional overall legal charges as well as cause delays.
- Choose a new lawyer to act in the conveyancing, remembering to check they are Persuade your solicitor to do everything within their powers to join the Yorkshire Building Society conveyancing panel
We are buying a property in New Waltham. I might seem paranoid but how we can trust a conveyancer? At some point we will need to put funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
What is the difference between a licensed conveyancer and conveyancing solicitor in New Waltham
There are two types of lawyers who can do conveyancing in New Waltham namely CLC regulated conveyancers or solicitors. The two can provide the legal services that you need to complete the sale or purchase of property. They are both required to conduct New Waltham conveyancing on similar standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly carried out and that the requirements and procedures should be appropriately followed.
I am the sole recipient of my late grandmother’s will with all property in now in my sole name, including the house in New Waltham. The New Waltham property was put into my name in March. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership will be considered the same way as though I had purchased the house in March. Is the property unsalable for six months?
The CML 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 could be caught by that. How sensible a view banks take of it, depend on the bank as this provision chiefly exists to identify subsales or the quick reselling of properties.
My partner and I are intent on selling our house in New Waltham and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any high street New Waltham lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a national conveyancing outfit rather than a conveyancing solicitor in New Waltham. Having lived in New Waltham for three years we know of no issue. Do we contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Are there restrictive covenants that are commonly picked up during conveyancing in New Waltham?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in New Waltham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in New Waltham differ for new build properties?
Most buyers of new build residence in New Waltham come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in New Waltham usually acquire the land, 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 New Waltham or who has acted in the same development.
In my capacity as executor for the estate of my uncle I am disposing of a property in Neath but I am based in New Waltham. My conveyancer (based 260 kilometers awayneeds me to execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in New Waltham to witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are located in New Waltham