Me and my husband are buying a flat in Lingfield. My property lawyer is not listed on the bank solicitor list. Is it possible for me to appoint my Lingfield conveyancing solicitor even though they are not on the lender panel of approved conveyancing solicitors?
You must instruct a conveyancing practitioner to deal with the formalities when you require a mortgage to purchase your property. The conveyancer will conduct all the necessary legal checks on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is dealt with. You could appoint a Lingfield solicitor of your choice. However, where the solicitor appointed is not a member of the mortgage company conveyancing panel additional charges will be incurred as separate legal representation will be need by the bank. Bank panel applications may be submitted, so provided your conveyancer has not previously applied for membership they should take the opportunity to apply.
My wife and I are downsizing from our property in Lingfield and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used an online conveyancing outfit as opposed to a conveyancing solicitor in Lingfield. Having lived in Lingfield for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You must enquire of 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 health insurance to cover that same illness)
Are there restrictive covenants that are commonly picked up during conveyancing in Lingfield?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Lingfield. 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…’
How does conveyancing in Lingfield differ for newly converted properties?
Most buyers of new build or newly converted property in Lingfield approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is completed. This is because builders in Lingfield usually buy the land, 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 used to new build conveyancing in Lingfield or who has acted in the same development.
How straightforward is it to use your search app to select a conveyancing solicitor in Lingfield on the approved list for my mortgage?
First pick a mortgage company such as Barclays , Leeds Building Society or TSB then type in your location for instance Lingfield. Conveyancing firms in Lingfield and further afield should be listed.
Should I use a Lingfield conveyancing practitioner who is local to the property I am hoping to buy? An old friend can perform the conveyancing however her office is 400miles away.
The benefit of a high street Lingfield conveyancing firm is that you can attend the office to execute paperwork, present your identification documents and apply pressure on them if necessary. Having local Lingfield know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were impressed that must trump using an unknown Lingfield conveyancing solicitor just because they are round the corner.