What is the first thing I need to know about purchase conveyancing in March?
You may not hear this from too many lawyers but conveyancing in March and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is an abundance of opportunity for friction between you and other parties involved in the home moving process. For example, the seller, property agent and on occasion a mortgage company. Selecting a law firm for your conveyancing in March an important selection as your conveyancer is your adviser, and is the SOLE party in the legal process whose interest is to protect your best interests and to protect you.
Every so often a third party with a vested interest may try and convince you that it is in your interests to do things their way. For instance, the property agent may claim to be helping by suggesting your conveyancer is slow. Or your mortgage broker may try to convince you to do take action that is contrary to your lawyers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
We are getting the release of further funds on our home loan from Lloyds as we intend to conduct renovations to our house in March. Are we obliged to appoint a high street March solicitor on the Lloyds conveyancing panel to deal with the paperwork?
Lloyds do not ordinarily require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds panel.
I had a mortgage agreed in principle with Barclays. March conveyancing solicitors are appointed. What is the average time that one could expect to receive a mortgage offer from Barclays?
Some lenders take longer than others. Have Barclays completed the survey? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
After weeks of negotiation I have agreed a price on an apartment in March. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £225. A couple of days later, the solicitor contacted me sheepishly admitting that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I require expedited conveyancing in March as I have pressure to complete inside one month. A mortgage is not required. Can I avoid the conveyancing searches to save money and time?
As you are are a cash buyer you are at free not to do searches although no law firm would advise that you don't. With lots of history conveyancing in March the following are instances of what can crop up and adversely impact future saleability: Enforcement Actions, Overdue Fees, Outstanding Grants, Unadopted Roads,...
How does conveyancing in March differ for new build properties?
Most buyers of new build premises in March come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is finished. This is because developers in March 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 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 March or who has acted in the same development.
I'm converting the mortgage on my primary house to a buy to let mortgage with Accord Mortgages Ltd and I will use the rest of the raised equity towards further house. The area we are looking at is March. Will your lawyers be able to act for both sets of lenders and link together the conveyances?
Do use our search tool on this page to be sure that the lawyers are approved by both lenders. On the basis that they are the lawyer will be able to simultaneously deal with the two deals but you should talk with you conveyancer and communicate your desired outcome and requirements.
The solicitors carrying out our conveyancing in March has forwarded papers to review that reveal that the land is unregistered with epitome documents. How can it be that the property not yet recorded at HM Land Regsitry?
Whilst the vast majorities of properties in March are now registered with HM Land Registry there are still a few that are unregistered. Any property in March that has been remortgaged since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a March property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many March conveyancing solicitors should be familiar with such matters but where uncertainty exists the prevailing proposition nowadays is for the current owners to deal with the registration formalities first and then sell - this will predictably result in a significant delay.