Me and my wife are purchasing residence in Sawston. My property lawyer is not on the bank conveyancing panel. Is it possible for me to use my Sawston conveyancing solicitor notwithstanding that they are excluded from the bank panel?
You have numerous choices open to you here
- Complete the purchase with your chosen Sawston conveyancer but your mortgage company will need to use a conveyancer on their approved panel. This will result in additional cost together with potential interruption.
- Get a fresh lawyer to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
- Appeal to your solicitor to attempt to join the mortgage company panel
Why do I have to pay up front for my conveyancing in Sawston?
Where you are retaining lawyers for conveyancing in Sawston your lawyer will request that you place them with monies to cover the the cost of the conveyancing searches. Normally this is needed to cover the fees of the conveyancing searches. If any deposit is payable against the sale price then this should be required shortly prior to exchange of contracts. Any further balance that is due will be payable shortly before completion.
I got the keys to my apartment on 12 June and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Sawston expressed confidence that it would be dealt with in a couple of weeks. Are properties in Sawston uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Sawston registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether it is in order and whether the Land registry need to notify any other persons or bodies. Currently approximately 80% of submission are fully addressed in less than three weeks but occasionally there can be protracted delays. Historically registration is effected once the buyer has moved in to the premises so 'speed' is not always primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer can contact the land registry and explain the circumstances.
Just had an offer accepted on a new build flat in Sawston. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Sawston
Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I need to retain a conveyancing solicitor for remortgage conveyancing in Sawston. I've stumble across a site which seems to have the ideal offering If there is a chance to get all formalities done via phone that would be ideal. Should I 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?
How easy is it to change a solicitor as I need to find a Sawston based one who is on the lender conveyancing panel. Is it practical to instruct different lawyers?
If you haven't yet appointed a solicitor to start work and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Sawston that you're thinking of instructing.