Me and my husband are acquiring property in Haddenham. My property lawyer has never been on on the mortgage company approved panel. Am I still permitted to use my Haddenham conveyancing solicitor even though they are excluded from the lender panel of approved conveyancing solicitors?
You have a couple of alternatives available to you here
- Carry on with your existing Haddenham property lawyer but your lender will no doubt use a conveyancing practitioner on their approved panel. The net result is additional charges together with probable delay.
- Get a new property lawyer to act in the purchase, making sure they are on the bank conveyancing panel.
- Convince your property lawyer to pull out all the stops to get accepted on the mortgage company panel of solicitors
AssumingI was to acquire a freehold housein Haddenham for cash and have no survey and no conveyancing searches how much should I expect to to save on my conveyancing in Haddenham?
The only saving you would achieve is the costs for searches. The solicitor is obliged to do the vast majority of work - money laundering, liaising with the vendors property lawyer, stamp duty submission, register the title etc. A marginal saving might be made by not having to register a charge however it won't be significant.
I am close to exchanging contracts on the sale of our property in Haddenham and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a national conveyancing firm rather than a conveyancing solicitor in Haddenham. We have lived in Haddenham for three years we know of no issue. Do we get in touch with our local Authority to obtain confirmation need.
It would appear that you have a conveyancing lawyer currently acting for you. 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 life insurance to cover that same ailment)
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, chain free conveyancing. Haddenham is the location of the property. What do you suggest?
Flying freeholds in Haddenham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Haddenham you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Haddenham may determine 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 property.
I need to appoint a conveyancing solicitor for remortgage conveyancing in Haddenham. I've land on a web site which looks to be the ideal solution If there is a chance to get all the legals done via phone that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My lawyers in Haddenham have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the lender directly.