I am obtaining a offer of a home loan from Santander. I hope to use a Licensed Conveyancer in Darwen. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
The owners of the house we are purchasing have appointed a conveyancing practitioner in Darwen who has insisted on a exclusivity agreement with a non-refundable deposit two thousand pounds. Is it wise to enter into such agreements?
There are a couple of primary downsides with signing a lock out contract (sometimes known as a no-shop agreement) is that it takes away the focus from moving forward with the conveyancing transaction itself, so unless it requires little or no negotiation then it may turn out to be a hindrance. It is not promoted amongst Darwen conveyancing practitioners for this reason. The other main issue is the extent of the remedies available - an aggrieved buyer is not likely to secure injunctive relief to bar the owner disposing of the property to an alternative purchaser, so the only remedy available under the agreement will be the recovery of abortive charges and, in rare situations, the additional payment of penalties.
It is 10 years ago since I bought my house in Darwen. Conveyancing lawyers have now been instructed on the sale but I am unable to find the deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be retained by your lender or they may stored with the solicitor who acted in your purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Darwen relates to registered property but in the rare situation where your home is unregistered it is more problematic but is not insurmountable.
I need some quick conveyancing in Darwen as I am faced with an ultimatum to exchange contracts within one month. Luckily I do not require a mortgage. Can I avoid the conveyancing searches to save fees and time?
As you are are a mortgage free purchaser you are at liberty not to do searches although no solicitor would suggest that you don't. Drawing on years of experience of conveyancing in Darwen the following are instances of what can be revealed and adversely affect future saleability: Refused Planning Applications, Overdue Fees, Overdue Grants, Road Schemes,...
I have justbecome aware that Wolstenholmes have closed. They conducted my conveyancing in Darwen for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest method to check if the property is registered to you, you can make 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 Darwen conveyancing specialists.
Is it best to instruct a Darwen conveyancing practitioner who is local to the property I am buying? An old friend can conduct the legal work but her office is a couple of hundredkilometers away.
The primary upside of using a local Darwen conveyancing firm is that you can attend the office to execute paperwork, hand in your identification documents and apply pressure on them where appropriate. Having local Darwen know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and they were impressed that must trump using an unknown Darwen conveyancing solicitor just because they are Darwen based.