It is a dozen years since I bought my house in Doncaster. Conveyancing solicitors have now been retained on the sale but I can't track down the title deeds. Will this cause complications?
You need not be too concerned. First there is a possibility that the deeds will be retained by your mortgage company or they could stored with the lawyers who oversaw your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Doncaster involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
I had intended to instruct a conveyancing solicitor in Doncaster for our house purchase. Our financial adviser has since notified us that our mortgage company Barclays Direct won't deal with them. Surely this is unfair competition?
Banks normally imposes restrictions either the category or the amount of conveyancing solicitors on their member panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the profile of firm, some have decided to limit the amount of firms they allow to act for them. You should note that Barclays Direct have no responsibility for the quality of advice provided by any member of Barclays Direct Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms, including some in or near Doncaster only carry out a couple conveyances a year.
How does conveyancing in Doncaster differ for newly converted properties?
Most buyers of new build residence in Doncaster contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is completed. This is because new home sellers in Doncaster usually 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 conveyancers 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 Doncaster or who has acted in the same development.
I opted to have a survey carried out on a house in Doncaster prior to retaining lawyers. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some banks tend not issue a mortgage on such a house.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you e-mail us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Doncaster. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Doncaster to see if the conveyancing will be more expensive.
My step-father has urged me to use his lawyers for conveyancing in Doncaster. Do I follow his recommendation?
No doubt it’s preferable to select a conveyancing practitioner is to seek guidance from friends or relatives who have experience in using the conveyancer you're considering.
I am thinking of instructing an online solicitor ahead of a Doncaster conveyancing practice. Should I ‘stay local’?
Advantages do exist in having the option attend a local Doncaster conveyancing solicitor for example
- signing papers and and when necessary
- getting one on one explanations of issues you don't understand
- the ability to raise concerns if matters go pear-shaped
When checking quotes, look out for hidden extras. Most decent Doncaster high street solicitors give an all-inclusive price. Often online companies appear to offer cheap prices, but have burried 'extras' in the in the terms and conditions.