I am in the process of selling my ground floor flat in Liskeard and the estate agent has just text me to advise that the buyers are switching law firm. I am told that this is due to the fact that the lender will only work with solicitors on their approved list. On what basis would a leading lender only work with specific solicitors rather the firm that they want to choose for their conveyancing in Liskeard ?
UK lenders have always had panels of law firms that can act for them, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lending institutions attribute this action to a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
Can the conveyancing solicitors that you recommend perform right to buy conveyancing in Liskeard?
We have identified a variety of conveyancing firms who can service right to buy transactions Please e-mail us with a view to secure a costs calculation.
If you had a top tip for selecting a conveyancing solicitor in Liskeard what would it be?
It would be unwise to be tempted by the lowest Liskeard conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
This question may be naive but I am unexperienced as FTB of a ground floor flat in Liskeard. Do I receive the keys to the premises on completion from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in Liskeard?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's lawyers, and once they have received this, you should be invited to receive the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
I'm in the process of looking at apartments in Liskeard and I am now considering a potential offer. Is it premature to have a solicitor in place? I am planning to take a home loan with Lloyds.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are seeking a mortgage with Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.
I moved into my house on 1 April and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Liskeard expressed confidence that it should be dealt with in less than a month. Are properties in Liskeard particularly slow to register?
As far as conveyancing in Liskeard registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust subject to the party submitting the application, whether there are errors and if the Land registry have to notify any 3rd persons or bodies. As of today approximately three quarters of submission are fully addressed in less than three weeks but some can be subject to longer delays. Registration is effected once the purchaser has moved in to the premises thus an expedited registration is not usually top priority yet where there is a degree of urgency associated with the registration then you or your solicitor should contact the land registry and explain the circumstances.
Over the last few months I have been searching for a flat up to £245,000 and identified one round the corner in Liskeard I like with a park and railway links nearby, however it only has 52 remaining years left on the lease. There is not much else in Liskeard for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a mortgage the shortness of the lease may be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
Why do I have to supply my solicitor with numerous items of identification before I can proceed with selling or buying a property in Liskeard?
Liskeard property lawyers are obliged by the Law Society, Solicitors Regulation Authority, the Land Registry and current AML legislation to record that the have checked the identity of their clients. It is also sometimes a condition of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have details such as your full names, national insurance number and date of birth.