The property market in Oswestry is hotting up. What can I do to expedite matters?
First, If you are under time constraints for your conveyancing we would recommend that your solicitor is familiar with the location as they will make use of local relationships and insight. It is even conceivable that they could have transacted otherhouses in the same street. Therefore consider using a Oswestry conveyancing lawyer. In addition, check that the lawyer is on the member panel. It is believed that nearly one in five of Oswestry conveyancing transactions are delayed or derailed after discovering a purchaser’s lawyer was not on their banks panel. In many cases this discovery resulted in the legal transfer of property being delayed by an average of three weeks. It is understood that this issue impacts approximately 100,000 home sales annually. Most Oswestry conveyancing practices can not represent certain lenders so do check as early as possible.
I am considering remortgaging my flat in Oswestry, does my lawyer have to be on the Nottingham Solicitor panel?
There is nothing to stop you using your solicitor, but Nottingham will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
My partner and I are planning on selling our house in Oswestry and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Oswestry conveyancer would know this is not the case. It does beg the question why the purchasers are using a national conveyancing practice as opposed to a conveyancing solicitor in Oswestry. We have lived in Oswestry for 4 years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to enquire of 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 illness)
How does conveyancing in Oswestry differ for new build properties?
Most buyers of new build or newly converted property in Oswestry come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is constructed. This is because builders in Oswestry tend to buy 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 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 used to new build conveyancing in Oswestry or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Oswestry is the location of the property. What do you suggest?
Flying freeholds in Oswestry are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Oswestry you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Oswestry 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.
Are there any compelling advantages to using a local property lawyer in Oswestry
Plenty of house movers in Oswestry opt for a nearby high street solicitor so that they can visit in the event that they have problems, and to sign mortgage deeds rather than relying on the Royal Mail.
One could allege that there is a slight benefit in using a conveyancer nearby to a property you are purchasing, due to the familiarity of the locality and possible local issues - however this is debatable. Many conveyancers are now by way of email and may be practically anywhere.