At what point will exchange of contracts take place for domestic conveyancing in Somersham and am I required to be at the solicitors office?
If you are in close proximity to one of the conveyancing solicitors in Somersham you are invited in to sign contracts. However, the law practices we recommend offer a national conveyancing service and provide just as diligent and professional a job for you when communicating with you electronically. The signing of the purchase agreement is not the point of no return. A signed contract is just a prerequisite for the firm to address the formalities at the appropriate time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Somersham)to be in the office available at the end of the phone to exchange contracts.
My property lawyer in Somersham is not listed on the Britannia Solicitor Panel. Is it possible for me to retain my family solicitor even though they are not on the Britannia panel?
The limited options available to you here include:
- Complete the purchase with your preferred Somersham solicitors but Britannia will need to instruct a lawyer on their panel. This will inevitably rack up the overall legal charges and cause delays.
- Choose an alternative solicitor to act in the purchase, not forgetting to check they are Britannia approved.
- Persuade your Britannia based solicitor to try to join the Britannia panel
My husband and I have organised the release of further monies on our mortgage from Lloyds as we wish to carry out alterations to our house in Somersham. Are we obliged to choose a bricks and mortar Somersham solicitor on the Lloyds conveyancing panel to handle the legals?
Lloyds would not normally require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.
My wife and I are spending time viewing apartments in Somersham and I am about to put in an offer. Is it best to have my lawyer on ‘stand by’? I will be getting a home loan with Lloyds.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are obtaining a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
After months of negotiation I have agreed a price on a house in Somersham. My mortgage broker pressured me to appoint their solicitor. I paid an on account payment of £200. Not long after, the conveyancing practitioner called me to say that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
The deeds to our home can not be found. The solicitors who dealt with the conveyancing in Somersham 5 years ago are no longer around. What do I do?
Assuming the title is registered the information relating to your ownership will be documented by the Land Registry under a Title Number. It is possible to perform a search at the Land Registry, find your house and obtain up to date copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be retrieved for a small fee.
My uncle has encouraged me to use his lawyers for conveyancing in Somersham. Should I use them?
Much as we are happy to recommend a Somersham conveyancing lawyer the ideal way to choose a conveyancing solicitor is to get recommendations from friends or relatives who have used the conveyancer that you are are thinking of instructing.
How does one remove a departed person's name from the title deeds for a property in Somersham?
If a Somersham property is co-owned and one of the owners dies, the name will not immediately be removed from the title deeds. You are not required to amend the title as when it comes to a disposal your lawyer would simply be required to supply proof why the joint proprietor is not a party to the transfer, ordinarily this is in the form of a grant of probate.
With the aim of making things simpler in the future you can apply to have the deceased name erased from the title by submitting an application to HM Land Registry with evidence of the death. There is no fee from the Registry for this service.