We're in Eccleshall, First timers purchasing with a mortgage (lender is TSB , and our solicitor is on the TSB conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner 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.
Two weeks ago we had a mortgage agreed in principle with Coventry BS. Eccleshall conveyancing practitioners have been instructed. How long does it take for Coventry BS to forward the offer to the lawyer?
Some lenders take longer than others. Have Coventry BS conducted the survey? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We expect to receive a AIP from RBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Eccleshall solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Eccleshall solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I have decided to exercise my right to buy my property in Eccleshall off the council. I have a mortgage agreed with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
We are downsizing from our property in Eccleshall and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Eccleshall conveyancer would know that there is no such problem. It does beg the question why the purchasers are using an online conveyancing practice as opposed to a conveyancing solicitor in Eccleshall. Having lived in Eccleshall for three years we know that this is a non issue. Do we contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You should enquire of 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 life insurance to cover that same sickness)
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Eccleshall is the location of the property. Can you offer any guidance?
Flying freeholds in Eccleshall are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Eccleshall you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Eccleshall may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How do I use the search facility to choose a conveyancing solicitor in Eccleshall on the panel for my bank?
1st pick a lender such as Santander, Norwich and Peterborough Building Society or Aldermore then choose your preferred area such as Eccleshall. Conveyancing organisations in Eccleshall and beyond will then be listed.
Two months into buying a residence in Eccleshall. Conveyancing solicitor has called to say the title is "Leasehold". Does this make a difference on the salability of the house?
Eccleshall conveyancing does not usually involve leasehold houses. The crucial consideration here is the remaining lease term and the ground rent. If it's 999 years with a peppercorn rent, it's virtually freehold, so it shouldn't impact the saleability too much.
On the flip side, if it's, say, Sixty years it will have a significant effect on the saleability, and most likely wouldn't be acceptable to the bank. The remaining lease term and ground rent will be specified in the lease to be supplied to your property lawyer.