My property lawyer in Swavesey is not on the The Mortgage Works Conveyancing Panel. Can I still retain my family solicitor even though they are not on the The Mortgage Works panel?
The limited options available to you here include:
- Carry on with your existing Swavesey lawyers but The Mortgage Works will need to instruct a lawyer on their panel. This will inevitably rack up the total legal fees and result in frustration.
- Choose a new lawyer to to deal with the conveyancing, remembering to check they are Convince your lawyer to use their best endeavours to join the The Mortgage Works conveyancing panel
We are close to exchanging contracts on the sale of our property in Swavesey and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Swavesey lawyer would know this is not the case. It does beg the question why the buyers instructed a factory type conveyancing outfit rather than a conveyancing solicitor in Swavesey. Having lived in Swavesey for six years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You must 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 life insurance to cover that same sickness)
My wife and I have a 4 bedroom Georgian property in Swavesey. Conveyancing solicitor acted for me and Barclays Direct. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to read 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 Swavesey and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing practitioner who conducted the conveyancing.
How does conveyancing in Swavesey differ for new build properties?
Most buyers of new build premises in Swavesey approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is built. This is because builders in Swavesey 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 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 accustomed to new build conveyancing in Swavesey or who has acted in the same development.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one close by in Swavesey I like with open areas and transport links in the vicinity, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Swavesey in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a mortgage the shortness of the lease will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
We're new to the buying process - agreed a price, yet the agent has warned us that the seller will only proceed if we instruct their recommended lawyers as they want an ‘expedited deal’. We would rather use a family solicitor accustomed to conveyancing in Swavesey
It is improbable the owners are driving this. If they desire ‘a quick sale', turning down a genuine purchaser is counter productive. Contact the owners directly and make sure they comprehend that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you intend to appoint your preferred Swavesey conveyancing firm - rather thanthe ones that will give the negotiator at the agency a introducer fee or hit his conveyancing thresholds pre-set by head office.