Me and my partner are intending to purchase a 2 bedroom flat in Droitwich with a mortgage. We would like to retain our Droitwich solicitor, but the mortgage company advise he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Droitwich conveyancer and pay for one of their panel lawyers to represent them. This seems very unfair; are we not able to demand that the bank use our Droitwich conveyancer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Droitwich conveyancing lawyer to apply to be on the conveyancing panel.
Do I need to visit the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Droitwich so that I can attend their offices if required.
Whereas this was necessary 12 years ago, the vast majority lenders no longer need their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to supply identification documents and there are still distinct advantages to instructing a locally based ayer, in your case a conveyancing solicitor in Droitwich.
Do commercial conveyancing searches reveal proposed roadworks that could impact a commercial property in Droitwich?
Many commercial conveyancing solicitors in Droitwich will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Droitwich. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Droitwich.
For every commercial conveyancing transaction in Droitwich it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Droitwich commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Droitwich.
I moved into my house on 14 May and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Droitwich expressed confidence that it should be dealt with in a couple of weeks. Are titles in Droitwich uniquely lengthy to register?
There is nothing unique about conveyancing in Droitwich registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on the party submitting the application, whether there are errors and whether the Land registry must send notices to any third parties. As of today in the region of 80% of submission are completed in less than three weeks but some can be subject to longer hold-ups. Historically registration occurs once the purchaser is living at the property therefore an expedited registration is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.
Due to the advice of my in-laws I had a survey completed on a property in Droitwich prior to retaining conveyancers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some mortgage companies tend refuse to grant a mortgage on such a house.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you call us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Droitwich. Conveyancing will be smoother if you use a solicitor in Droitwich especially if they are accustomed to such properties in Droitwich.
My husband and I are first time buyers - had an offer accepted, but the selling agent informed us that the vendor will only proceed if we appoint their recommended lawyers as they want a ‘quick sale’. We would rather use a local conveyancer accustomed to conveyancing in Droitwich
It is highly unlikely the sellers are driving this. If they want ‘a quick sale', alienating a serious purchaser is not the way to achieve this. Speak to the owners direct and make the point that (a)you are serious buyers (b)you are ready to go, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you will continue to instruct your preferred Droitwich conveyancing solicitors - rather thanthose that will provide their estate agent a commission or meet his conveyancing targets demanded by senior management.