My mortgage broker says he needs my Hagley lawyer’ panel member for the Santander conveyancing panel. How do I obtain this. I have e-mailed my local Hagley branch but they have not responded to me.
The sensible thing to do is ask for this information from your Hagley conveyancer . They maintain a central record lender panel numbers.
At what point will exchange of contracts take place for sale conveyancing in Hagley and do I need to attend the lawyers branch?
Where you are round the corner to one of the conveyancing solicitors in Hagley you are invited in to sign contracts. However, the lender approved solicitors we work with offer a nationwide conveyancing service and give just as detailed and professional a job for you when communicating with you by post or email. The executing of the contract is not when everything is set in stone. A signed contract is necessary for the firm to exchange contracts at the suitable time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hagley)to be in the office available at the end of the phone to exchange contracts.
My property lawyer in Hagley is not on the Virgin Money Solicitor Panel. Can I still continue with my family solicitor even though they are not on the Virgin Money panel?
The limited options available to you here include:
- Complete the purchase with your existing Hagley lawyers but Virgin Money will need to instruct a solicitor on their panel. This will inevitably rack up the total conveyancing charges and result in delays.
- Find a new practitioner to to deal with the purchase, not forgetting to check they are Virgin Money approved.
- Persuade your Virgin Money solicitor to seek to join the Virgin Money panel
My colleague advised me that where I am purchasing in Hagley I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Hagley conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Hagley around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Hagley Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Hagley Education with maps and statistics, Local Amenities and other useful data regarding Hagley.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Hagley is the location of the property. Is there any guidance you can impart?
Flying freeholds in Hagley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hagley 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 Hagley may ascertain 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 premises.
What can I do to find out who owns a house in Hagley?
On the basis that the property is registered with HMLR, and you have the details of the location of the premises, you will be able to obtain results from the HMLR of the recorded owner for a a minimal charge.