My fiance and I are hoping to acquire a flat in Marple Bridge and have appointed a Marple Bridge conveyancing firm. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Godiva Mortgages Ltd have this evening contacted us to advise us that they have now hit a problem as our Marple Bridge conveyancer is not on their approved list of lawyers. What do we do from here?
Where you are buying a property needing a mortgage it is standard for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Marple Bridge lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
When can the exchange of contracts occur in residential conveyancing in Marple Bridge and am I required to attend the conveyancers branch?
Where you are near to our conveyancing solicitors in Marple Bridge you are welcome to attend to sign documents. That being said, the law practices we work with supply countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when dealing with you by post or email. The signing of the purchase agreement is not the critical part. Signing on the dotted line is just a prerequisite for the conveyancer to exchange contracts at the appropriate time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Marple Bridge)to be in the office available at the end of the phone to exchange contracts.
We are planning to purchase with Darlington Building Society. I dropped in a few high street solicitors but am struggling to find a Marple Bridge conveyancing firm on the Darlington Building Society approved list. Please you assist?
Feel free to make use of the find a conveyancing panel solicitor tool on this site. Please choose the building society and type Marple Bridge or your preferred area and you will be presented with numerous conveyancers located in Marple Bridge or nearest you.
My partner and I are downsizing from our property in Marple Bridge and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Marple Bridge lawyer would know this is not the case. For the life of me I don't know why the purchasers used an internet conveyancing firm rather than a conveyancing solicitor in Marple Bridge. Having lived in Marple Bridge for many years we know of no issue. Do we get in touch with our local Authority to seek confirmation need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should check with 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 ailment)
Despite weeks of looking the Title Certificate and documents to our property are lost. The lawyers who dealt with the conveyancing in Marple Bridge 4 years ago are no longer around. What are my next steps?
Nowadays there are duplicates made of almost everything, and your conveyancer will know exactly where to look for all the suitable documentation so you can purchase or dispose of your house without a hitch. Where copies are not available, your lawyer may be able to arrange cover in the form of insurance or indemnities against possible claims on the premises.
I decided to have a survey completed on a house in Marple Bridge prior to instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some banks may refuse to grant a mortgage on such a property.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Marple Bridge. Conveyancing may be slightly more expensive based on your lender's requirements.