My house in Newtown is up for sale and I have accepted an offer. Does my property lawyer need to be on the Skipton conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Skipton conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
This question may be naive but I am wet behind the ears as a first time buyer of a two bedroom flat in Newtown. Do I pick up the keys to the house on the completion date from my lawyer? If so, I will use a local conveyancing solicitor in Newtown?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's solicitors, and once they have received this, you should be able to pick up the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
Is it the case that all Newtown CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved practices?
A selection of lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
I have finally had an offer on a maisonette in Newtown accepted, but there is a chain. The owners have offered on a flat, however it’s not yet tied up, and are looking at other apartments in the pipeline. I have instructed a local conveyancing solicitor in Newtown. What should be my next step? When do I get the mortgage application with Santander started?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx one thousand pounds, then survey, Newtown conveyancing search charges, etc). First, you must check that your lawyer is on the Santander conveyancing panel. Regarding the next steps this very much depends on the uniqueness of your case, attraction to the property and on the state of the market. In a hot market the majority of home buyers would apply for the mortgage with Santander and arrange for the valuation and only if it comes back ok would they request their solicitor to move forward with searches.
I completed on my home on 2 August and the transaction details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Newtown expressed confidence that it will be formalised in a couple of weeks. Are transfers in Newtown uniquely lengthy to register?
There is nothing unique about conveyancing in Newtown registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether it is in order and if the Land registry must send notices to any interested parties. At present approximately three quarters of such applications are completed in less than three weeks but some can be subject to extensive hold-ups. Registration is effected after the purchaser is living at the property so registration formalities is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers must contact the land registry and explain the circumstances.
How does conveyancing in Newtown differ for new build properties?
Most buyers of new build premises in Newtown come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is built. This is because builders in Newtown usually acquire 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 accustomed to new build conveyancing in Newtown or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a property in Newtown prior to instructing solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some banks may not issue a mortgage on such a premises.
It depends who your proposed lender is. Santander has different instructions from Halifax. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Newtown. Conveyancing will be smoother if you use a solicitor in Newtown especially if they are accustomed to such properties in Newtown.
As co-executor for the estate of my grandfather I am disposing of a residence in Swansea but reside in Newtown. My solicitor (who is 260 miles from merequires that I sign a stat dec prior to completion. Can you recommend a conveyancing lawyer in Newtown to attest this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are located in Newtown