I am buying a maisonette in Turvey. My Conveyancer has never been on on the lender approved panel. Is it possible for me to retain my Turvey conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?
You have a couple of choices open to you here
- Carry on with your existing Turvey property lawyer but your mortgage company will no doubt instruct a lawyer from their approved panel. This will result in additional cost and potential frustration.
- Choose a new conveyancer to act in the purchase, ensuring that they are on the lender conveyancing panel.
- Appeal to your conveyancing practitioner to attempt to join the bank panel
This question may be naive but I am unexperienced as a first time buyer of a two bedroom flat in Turvey. Do I collect the keys to the premises on the completion date from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Turvey?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you will be called to collect the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.
I am due to exchange contracts on my house. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being problematic. The Turvey solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Nationwide have agreed my home loan in principle, my bid on a property in Turvey has been accepted, what happens next?
Your property agent will want to know who your solicitors are (make sure the property lawyers are on the bank’s approved list). Telephone Nationwide or the financial adviser and finalise any appropriate documentation. Nationwide will instruct a valuer who will get in touch with the selling agent or seller to schedule a slot for the valuation to occur. Once conducted (assuming no problems) it takes on average ten days to get a mortgage offer. Nationwide will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Turvey.
I used Arc property Solicitors a few years ago for my conveyancing in Turvey. I now require my papers but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Turvey of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Turvey differ for newly converted properties?
Most buyers of new build residence in Turvey approach us having been asked by the builder to sign contracts and commit to the purchase even before the house is ready to move into. This is because developers in Turvey tend to acquire the real estate, 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 property lawyers 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 Turvey or who has acted in the same development.
I am in need of some leasehold conveyancing in Turvey. Before diving in I would like to find out the unexpired term of the lease.
If the lease is recorded at the land registry - and almost all are in Turvey - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Turvey - Examples of Questions you should consider Prior to Purchasing
How much is the annual maintenance fee and ground rent? Are any of leasehold owners in dispute over their service charge liability? How many years remain on the lease?
I bought a flat in Turvey last 19/8/2019 and to date it is still not recorded with the Land Registry. It is part of a development site and my solicitor told me that it can take 12 months to register. I have contacted HM Land Registry directly and they say that the original application was cancelled due to questions not being addressed in time. Do I need to be concerned?
It is your conveyancer that you must get in touch with in order to satisfy any issues which have arisen as part of the registration process for your Turvey property. Normal Turvey conveyancing practice includes an undertaking on the part of the seller's lawyer that they will help resolve any question raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.