Much to our surprise we have been advised by our financial adviser that my Cannock property lawyer is not on the lender Conveyancing panel. What can I do to be sure if this is correct?
You need to call your Cannock lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
My wife and I are acquiring a new build apartment in Cannock and my solicitor is telling me that she has to the lender to reveal incentives from the developer. The Estate Agents are hassling me to exchange contracts and I have no desire to delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Do all mortgage companies provide you with an approved list of Cannock conveyancing solicitors? How do you know who is on the RBS conveyancing panel?
Cannock conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
My bank has recommended a law firm on their panel based in Cannock but I would rather use a conveyancing lawyer in Cannock or nearer to where I live. Can you assist?
The minority of Cannock conveyancing practices are on all lender’s conveyancing panel. Use the above find an approved solicitor tool to locate a Cannock conveyancing conveyancer on the on the bank panel.
Just bought a detached house in Cannock , how long will it take for the Land Registry to record the transfer to my name? My Cannock conveyancing solicitor works at snail pace, so I want to be certain the registration formalities are concluded.
There is nothing unique about conveyancing in Cannock registration formalities. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether it is in order and whether the Land registry have to notify any 3rd parties. Currently in the region of 80% of submission are completed within 12 days but some can be subject to extensive hold-ups. Historically registration occurs after the buyer has moved in to the property therefore an expedited registration is not typically an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor can speak with the land registry and explain the circumstances.
How does conveyancing in Cannock differ for new build properties?
Most buyers of new build or newly converted property in Cannock come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Cannock tend to buy the land, 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 property lawyers 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 used to new build conveyancing in Cannock or who has acted in the same development.