It has come to my attention via my mortgage broker that my Crewe the law firm I have appointed is not on the mortgage company Conveyancing panel. What can I do to be sure whether this is correct?
The first thing you need to do is to contact your Crewe lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
We're in Crewe, First timers buying with a mortgage (lender is Principality , and our solicitor is on the Principality conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
My partner and I are close to exchanging contracts on the sale of our property in Crewe and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Crewe lawyer would know that there is no such problem. It does beg the question why the buyers are using a web based conveyancing firm as opposed to a conveyancing solicitor in Crewe. Having lived in Crewe for 5 years we know of no issue. Do we contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I have todayfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Crewe for a purchase of a freehold house 12 months ago. How can I establish that my home is not still registered in the name of the previous owner?
The easiest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Crewe conveyancing specialists.
I have been on the look out for a ground for flat up to £245,000 and identified one round the corner in Crewe I like with open areas and railway links nearby, however it's only got 49 remaining years left on the lease. There is not much else in Crewe suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage that many years will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.
My solicitor in Crewe has informed me that he requires proof of ID documents saying that this is part of his requirements as a conveyancer on the lender Solicitor panel. Can you confirm whether this is the case?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not unique to conveyancing in Crewe