I am progressing with the sale of my ground floor flat in Catterick Garrison and the EA has just text me to advise that the purchasers are changing their conveyancer. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their approved list. On what basis would a leading lender only engage with certain lawyers rather the firm that they want to select for their conveyancing in Catterick Garrison ?
Banks have always had panels of law firms they are willing to work with, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lending institutions blame a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
At what point can the exchange of contracts take place for sale conveyancing in Catterick Garrison and am I required to be at the lawyers branch?
Where you are local to one of the conveyancing solicitors in Catterick Garrison you are welcome to come in to sign contracts. That being said, the lender approved solicitors we work with provide countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when dealing with you by post or email. The signing of the property agreement is not the point of no return. Signing on the dotted line is necessary for the conveyancer to exchange contracts at the suitable time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Catterick Garrison)to be in the office available at the end of the phone to exchange contracts.
Our mortgage company has recommended a law firm on their panel based in Catterick Garrison but I would rather choose a conveyancing lawyer in Catterick Garrison or nearer to where I live. Are you able to assist?
Not all Catterick Garrison conveyancing practices are on all banks conveyancing panel. Use the above search tool to identify a Catterick Garrison conveyancing conveyancer on the on the mortgage company panel.
There are a variety of conveyancing solicitors in Catterick Garrison but how do I know who I should use?
It would be unwise to be swayed by the cheapest Catterick Garrison conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am assisting my mother sell her property in Catterick Garrison. Does the solicitor order an energy assessment or do I organise this?
After the demise of Home Information Packs, energy performance certificates was retained a required element of moving house. An energy assessment should be commissioned prior to the property being placed on the market. This is not a task that law firms ordinarily organise. If you are instructing a Catterick Garrison conveyancing lawyer they might help arrange energy performance certificates given their contacts with long established Catterick Garrison assessors
This question may be naive but I am wet behind the ears as FTB of a two bedroom flat in Catterick Garrison. Do I receive the keys to the property on completion from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in Catterick Garrison?
On the day of completion you will not be required to attend the conveyancers office in Catterick Garrison. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be invited to pick up the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.
The deeds to our home are lost. The conveyancers who conducted the conveyancing in Catterick Garrison 5 years ago have long since closed. Will I be able to sell the house?
As long as you have a registered title the details of your proprietorship will be recorded by HMLR with a Title Number. It is possible to perform a search at the Land Registry, identify your house and get up to date copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one close by in Catterick Garrison I like with open areas and station nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in Catterick Garrison suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a home loan the shortness of the lease will be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.