It has come to my attention via my IFA that my Helsby lawyer is not on the mortgage company Solicitor panel. How can I check?
The first thing you need to do is to call your Helsby lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may recommend you to a Helsby conveyancing firm that is on the approved list of lawyers for your lender.
It is is a decade since I purchased my house in Helsby. Conveyancing lawyers have just been retained on the sale but I can't locate the title deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be with your lender or they may still be with the lawyers who acted in your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in Helsby relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
We are buying a house in Helsby. It might be a silly question but how we can trust a conveyancer? On the day of competition we have to deposit our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am expecting a OIP from TSB 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 TSB recommend any Helsby solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Helsby solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
Our sealed bid on a property in Helsby has been agreed to, but there is a chain. The sellers have put an offer on a property, however it’s not been accepted yet, and have viewings of other properties booked. I have selected a nearby conveyancing solicitor in Helsby. What should be my next step? At what point do I apply for the mortgage with Nottingham?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Helsby conveyancing search fees, etc). First, you should check that your lawyer is on the Nottingham conveyancing panel. As to the subsequent stages this very much dictated by the specifics of your case, motivation for the property and on the state of the market. During a buoyant market some buyers will apply for a home loan with Nottingham and pay for the valuation and only if it was satisfactory would they pay their conveyancer to proceed with searches.
I need some quick conveyancing in Helsby as I am faced with a deadline to exchange contracts inside 4 weeks. A home loan is not required. Can I avoid the conveyancing searches to save money and time?
As you are are a mortgage free purchaser you have the choice not to do searches although no law firm would suggest that you don't. Drawing on our experience of conveyancing in Helsby the following are instances of what can arise and therefore impact the marketability of the property: Enforcement Actions, Outstanding Charges, Overdue Grants, Unadopted Roads,...
Are there restrictive covenants that are commonly identified during conveyancing in Helsby?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Helsby. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Is it best to use a Helsby conveyancing lawyer in close proximity to the house I am purchasing? We have a good friend who can execute the legal formalities however her office is approximately 350miles drive away.
The benefit of a local Helsby conveyancing practice is that you can visit the firm to sign documents, hand in your identification documents and pester them if necessary. They will also have local intelligence which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were content that must outweigh using an unknown Helsby conveyancing lawyer solely due to them being local.