Is it realistic for conveyancing in Westhoughton to be completed in under 28 days?
Where the seller is applying pressure for your conveyancing it is highly recommended that your conveyancer is familiar with the location as they will make use of local connections and insight. It is possible that they may have handled previousproperties in the same street. You would be best advised to use a Westhoughton conveyancing solicitor. In addition, make sure that the lawyer is on the on the approved list for your mortgage company. It is claimed that nearly one in five of Westhoughton conveyancing transactions are suspended or derailed after finding out that a buyer’s solicitor was not on their mortgage lender’s list of approved solicitors. In many cases this discovery resulted in the legal transfer of property being frustrated by almost three weeks. It is believed that this issue impacts approximately 100,000 home sales annually. Almost all Westhoughton conveyancing practices can not represent certain mortgage companies so do check at the outset.
We are planning to acquire a house and need a conveyancing solicitor in Westhoughton who is on the Nottingham solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Westhoughton.
A colleague informed me that in purchasing a property in Westhoughton there could be various restrictions preventing external alterations to the property. Is this right?
We are aware of a number of properties in Westhoughton which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Westhoughton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Westhoughton lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I recently had an offer agreed on a house in Westhoughton. My mortgage broker pressured me to appoint their conveyancer. I paid an advanced payment of £200. A couple of days later, the conveyancer called me to say that they were not on the Co-operative 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 Co-operative 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.
How does conveyancing in Westhoughton differ for newly converted properties?
Most buyers of new build residence in Westhoughton come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is built. This is because builders in Westhoughton usually buy 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 accustomed to new build conveyancing in Westhoughton or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Westhoughton is where the house is located. Can you shed any light on this issue?
Flying freeholds in Westhoughton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Westhoughton you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Westhoughton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What do I do if I am dissatisfied with the solicitor who handled our conveyancing in Westhoughton?
Occasionally the level of service you receive is not as you expect, and unfortunately every so often matters do not go as planned. However there is recourse where you were dissatisfied with your conveyancing in Westhoughton. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their regulator. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.