Much to our surprise we have been advised by our mortgage adviser that my Kings Norton the law firm I have appointed is not on the lender Conveyancing panel. How can I be certain whether this is indeed the case?
You need to call your Kings Norton lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they may recommend you to a Kings Norton conveyancing firm that is on the approved list of lawyers for your bank.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would prefer to instruct a Kings Norton based conveyancing firm?
You should check but the chances are that allocate you one of their panel conveyancers if you take up the "fee-free" offer. Speak to the lender to ask if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Kings Norton.
What can a local search tell me about the property we're buying in Kings Norton?
Kings Norton conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for instance Xpress Legal The local search plays an important part in most Kings Norton conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search will supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
Have purchased a a detached house in Kings Norton , What is the estimated time for the Land Registry to register the transfer to my name? My Kings Norton conveyancing solicitor works at snail pace, so I want to be sure the registration formalities are dealt with.
As far as conveyancing in Kings Norton registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any interested parties. Currently approximately 80% of submission are fully dealt with in less than three weeks but some can be subject to longer hold-ups. Registration is effected once the new owner has moved in to the property therefore 'speed' is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.
How does conveyancing in Kings Norton differ for newly converted properties?
Most buyers of new build residence in Kings Norton approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Kings Norton typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Kings Norton or who has acted in the same development.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.