I was informed today by my IFA that my Papworth Everard the law firm I have appointed is not on the bank Solicitor panel. How can I be certain whether this is indeed the case?
The first thing you need to do is to contact your Papworth Everard lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
A relative suggested that where I am purchasing in Papworth Everard I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Papworth Everard conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Papworth Everard around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Papworth Everard Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Papworth Everard.
My wife and I own a semi-detached Victorian house in Papworth Everard. Conveyancing lawyer acted for me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the matching address. Is it worth asking Norwich and Peterborough Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Papworth Everard 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 purchasers. You can also check the position with the conveyancing lawyer who conducted the purchase.
How does conveyancing in Papworth Everard differ for new build properties?
Most buyers of new build property in Papworth Everard come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because developers in Papworth Everard typically acquire 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 conveyancing solicitors 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 Papworth Everard or who has acted in the same development.
Am I right to be concerned by estate agents that I am dealing with are recommending an online conveyancing firm as opposed to a local Papworth Everard conveyancing company?
As with many professional services, often recommendations from connections can be extremely useful or valuable. Yet there are lots of players in a conveyancing deal; estate agents, financial adviser and banks may suggest conveyancers to retain. On occasion the conveyancers might be known to one of the organisations as experts in their field, but occasionally there may be a financial incentive behind the endorsement. You are at liberty to select your own conveyancer. You need to be aware that many banks specify a panel list of lawyers you are obliged to use for the mortgage aspect of your transaction.
I need to find a conveyancing solicitor for leasehold conveyancing in Papworth Everard. I have land on a site which appears to be the perfect offering If it is possible to get all formalities completed via email that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?