It has come to my attention via my IFA that my Witham lawyer is not on the bank Conveyancing panel. How can I be sure that this is correct?
The first thing you need to do is to call your Witham lawyer directly. You lawyer should notify you of the situation. Where they are not on the panel they may be able to suggest a Witham conveyancing firm that is on the approved list of lawyers for your lender.
Can you clarify what the consequences are if my lawyer’s firm is removed from the Santander Conveyancing panel ahead of completing my conveyancing in Witham?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Will commercial conveyancing searches reveal impending roadworks that could impact a commercial land in Witham?
Its becoming the norm that commercial conveyancing solicitors in Witham will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Witham. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Witham.
For every commercial conveyancing transaction in Witham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Witham commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Witham.
My wife and I purchased a renovated Georgian property in Witham. Conveyancing practitioner represented me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for 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 Witham and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.
I am buying a new build flat in Witham. Conveyancing is a frightening process 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 conveyancing.
Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Witham
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
We're novice buyers - agreed a price, but the selling agent informed us that the vendor will only move forward if we use their recommended solicitors as they want an ‘expedited deal’. We would rather use a high street solicitor with experience of conveyancing in Witham
We suspect that the seller is not behind this ultimatum. If they require ‘a quick sale', alienating a motivated buyer is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you intend to instruct your preferred Witham conveyancing firm - not the ones that will give their negotiator at the agency a kickback or achieve conveyancing thresholds set by senior management.