My wife and I are intent on purchasing a leasehold flat in Bessacarr. My lawyer is not on the mortgage company solicitor list. Can I still appoint my Bessacarr conveyancing solicitor notwithstanding that they are not on the lender panel?
Various options include
- Proceed with your chosen Bessacarr lawyer but your lender will need to instruct a conveyancing practitioner on their approved list. This will result in additional charges together with potential delay.
- Appoint a new lawyer to act in the purchase, making sure they are on the lender conveyancing panel.
- Appeal to your conveyancer to apply to join the mortgage company panel
I have given 2 months notice to my existing landlord and have to vacate my rented apartment in Bessacarr by 13/3/2026. Conveyancing for my house purchase is underway. Can I complete in 4 weeks as I wish to avoid having to find short term accommodation?
Generally one should not serve notice for your letting unless exchange of contracts has taken place. If you have not already done so, contact to your conveyancer and request that they chase the sellers side, try to get a realistic time scale from them that all parties will aim to achieve
Can you clarify what the consequences are if my lawyer’s firm is expelled from the RBS Solicitor panel ahead of completing my conveyancing in Bessacarr?
The first thing to point out is that, 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.
I have been told that property searches are the primary reason for obstruction in Bessacarr house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Bessacarr.
How simple is it to use the search app to select a conveyancing practitioner in Bessacarr on the panel for my mortgage?
First pick a lender such as HSBC Bank, The Royal Bank of Scotland or Godiva Mortgages Ltd then choose your location such as Bessacarr. Conveyancing firms in Bessacarr and further afield will then be identified.
I am hoping to put an offer on a small detached house that appears to be perfect, at a great price which is making it all the more appealing. I have subsequently discovered that the title is leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Bessacarr. Conveyancing lawyers have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Bessacarr ?
The majority of houses in Bessacarr are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area can help the conveyancing process. it is apparent that you are buying in Bessacarr in which case you should be looking for a Bessacarr conveyancing practitioner and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’sconsent to carry out alterations. It may be necessary to pay a service charge towards the upkeep of the estate where the house is part of an estate. Your conveyancer should report to you on the legal implications.