As someone unfamiliar with conveyancing in Burntwood what’s your top tip you can impart for the legal transfer of property in Burntwood
Not many law firms shout this from the rooftops but conveyancing in Burntwood or throughout Staffordshire is often a confrontational experience. Put another way, when it comes to conveyancing there exists an abundance of room for friction between you and other parties involved in the legal transfer of property. For instance, the vendor, property agent and on occasion the mortgage company. Selecting a law firm for your conveyancing in Burntwood is a critical decision as your conveyancer is your adviser, and is the ONE person in the legal process whose responsibility is to protect your best interests and to protect you.
There is a distinct increase in the "blame" culture- someone has to be blamed for the process taking so long. We recommend that you should always trust your solicitor above the other players when it comes to the legal assignment of property.
My Solicitor in Burntwood is not listed on the Santander Conveyancing Panel. Can I still retain my prefered solicitor even though they are excluded from the Santander panel?
Your options are as follows:
- Complete the purchase with your preferred Burntwood solicitors but Santander will need to instruct a solicitor on their list of acceptable firms. This will result in additional overall conveyancing fees as well as result in frustration.
- Get a new practitioner to to deal with the purchase, remembering to check they are Santander approved.
- Try to convince your Santander solicitor to try to join the Santander panel
We expect to receive a AIP from Barclays this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Burntwood solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Burntwood solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
After weeks of negotiation I have agreed a price on a house in Burntwood. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £150. A few days later, the conveyancer contacted me sheepishly admitting that they were not on the Lloyds 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 Lloyds 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.
About to purchase flat in Burntwood. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Burntwood solicitor is on the HSBC conveyancing panel.
Various online forums that I have frequented warn that are a common cause of delay in Burntwood conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Burntwood.
How does conveyancing in Burntwood differ for newly converted properties?
Most buyers of new build premises in Burntwood contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because builders in Burntwood typically buy 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 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 Burntwood or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Burntwood prior to instructing solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some banks may refuse to give a mortgage on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. Should you wish to telephone us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Burntwood. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Burntwood to see if the conveyancing will be more expensive.