What is the first thing I need to know about purchase conveyancing in Burntwood?
Not many law firms or advisers will tell you this but conveyancing in Burntwood or throughout Staffordshire is an adversarial experience. Put another way, when it comes to conveyancing there exists lots of opportunity for conflict between you and others involved in the house moving process. For instance, the vendor, property agent and even potentially the mortgage company. Choosing a solicitor for your conveyancing in Burntwood should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the legal process whose responsibility is to look after your best interests and to protect you.
Every so often a third party with a vested interest may attempt to sway you that it is in your interests to do things their way. For example, the selling agent may claim to be assisting by claiming that your lawyer is wrong. Or your financial adviser may tell you to do take action that is against your lawyers advice. You should always trust your lawyer above all other parties in the conveyancing process.
My lawyer in Burntwood is not on the The Royal Bank of Scotland Approved Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are excluded from the The Royal Bank of Scotland panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Burntwood lawyers but The Royal Bank of Scotland will need to instruct a conveyancer on their list of acceptable firms. This will inevitably rack up the total conveyancing charges and result in frustration.
- Choose an alternative lawyer to to deal with the purchase, obviously checking they are Convince your solicitor to do everything within their powers to join the The Royal Bank of Scotland conveyancing panel
We were going to get a DIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Burntwood solicitors on the Lloyds 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 Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
After months of negotiation I have agreed a price on an apartment in Burntwood. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. Not long after, the conveyancer contacted me sheepishly admitting that they were not on the Leeds Building Society 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 Leeds Building Society 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.
Intending to buy a maisonette in Burntwood. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS 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 lawyer is on the Coventry BS conveyancing panel.
I have been told that property searches are a common reason for stalling in Burntwood house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations 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 unlikely to be the root cause of slowing down conveyancing in Burntwood.
How does conveyancing in Burntwood differ for newly converted properties?
Most buyers of new build property in Burntwood come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is finished. This is because developers in Burntwood typically 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 Burntwood or who has acted in the same development.
I opted to have a survey carried out on a house in Burntwood prior to instructing lawyers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some lenders may not give a mortgage on this type of home.
It depends who your proposed lender is. Santander has different requirements from Nationwide. If you contact us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Burntwood. Conveyancing will be smoother if you use a solicitor in Burntwood especially if they are acquainted with such properties in Burntwood.