Some advice if I may. My Lancashire lawyer is assuring me that he has toorder Lancashire conveyancing searches resulting from the fact thatthe firm are on the Virgin Moneyapproved lawyer panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Lancashire conveyancing searches.
It is 10 years ago since I bought my home in Lancashire. Conveyancing lawyers have now been instructed on the sale but I am unable to locate my title deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a possibility that the deeds will be retained by the mortgage company or they could stored with the solicitor who oversaw your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Almost all conveyancing in Lancashire involves registered property but in the unlikely event that your home is unregistered it is more tricky but is resolvable.
I need some expedited conveyancing in Lancashire as I am faced with an ultimatum to sign on the dotted line within one month. Fortunately I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you are at liberty not to have searches conducted although no conveyancer would advise that you don't. Drawing on years of experience of conveyancing in Lancashire the following are examples of issues that can be revealed and adversely impact future mortgageability: Enforcement Notices, Outstanding Fees, Overdue Grants, Road Schemes,...
How does conveyancing in Lancashire differ for new build properties?
Most buyers of new build or newly converted property in Lancashire come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because builders in Lancashire typically buy 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 conveyancers 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 used to new build conveyancing in Lancashire or who has acted in the same development.
We're FTB’s - had an offer accepted, yet the selling agent informed us that the seller will only move forward if we instruct their chosen conveyancers as they want an ‘expedited deal’. We would rather use a family conveyancer used to conveyancing in Lancashire
It is unlikely the sellers are behind this. Should the vendor require ‘a quick sale', taking such a hostile approach to a serious purchaser is not the way to achieve this. Speak to the vendors direct and explain that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Lancashire conveyancing solicitors - not the ones that will earn their negotiator at the agency a introducer fee or achieve conveyancing thresholds set by corporate headquarters.
Is it true that a Lancashire conveyancing firm got sued by clients for failing to conduct comprehensive conveyancing investigations?
We are not aware of such a Lancashire conveyancing matter but it has been reported that, clients buying a property elsewhere in England successfully won a claim against their conveyancer due to development permission to construct a wind farm not being identified in conveyancing searches.
Where you are purchasing in Lancashire It is critical that your conveyancing practitioner carry out all Lancashire conveyancing searches needed making sure that you have accurate and current information before buying a home in Lancashire.