My fiance and I are looking to buy a flat in Norris Green and are in fact using a Norris Green conveyancing practice. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Santander have this afternoon contacted us to advise us that they have now hit a problem as our Norris Green conveyancer is not on their conveyancing panel. Is this a problem?
If you are buying a property requiring a mortgage it is conventional for the purchasers' solicitors to also represent 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 mortgage company 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 don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Norris Green solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Can your site be used to find a Conveyancing solicitor in Norris Green even where I’m not buying or selling a house, for instance where I wish to acquire a shop in Norris Green with a mortgage from Godiva Mortgages Ltd?
Our comparison service is mainly used to help choose domestic conveyancing solicitors in Norris Green but we have listed towards the end of this page a few Norris Green commercial conveyancing firms. You should speak with the solicitors directly to check if they can also act for Godiva Mortgages Ltd
Have completed on a a terraced house in Norris Green , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Norris Green conveyancing solicitor has been painfully slow, so I want to be sure that my name is recorded.
There is nothing unique when it comes to conveyancing in Norris Green registration formalities. Rather than based on location, timescales can differ subject to the party submitting the application, whether there are errors and if the Land registry communicate with any other persons or bodies. Currently roughly 80% of submission are completed within two weeks but occasionally there can be longer hold-ups. Registration takes place after the buyer is living at the premises so 'speed' is not typically primary concern yet if it is urgent that the the registration takes place urgently then you or your lawyers can contact the land registry and explain the circumstances.
How does conveyancing in Norris Green differ for new build properties?
Most buyers of new build or newly converted property in Norris Green come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because house builders in Norris Green tend to acquire the real estate, 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 Norris Green 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 Norris Green ahead of instructing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor has said that some lenders may refuse to issue a mortgage on this type of premises.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. Should you wish to call us we can look into this further via 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 Norris Green. Conveyancing will be smoother if you use a solicitor in Norris Green especially if they are familiar with such properties in Norris Green.
I was recommended by three or four local selling agents in Norris Green to locate a solicitor on your site. What’s the financial incentive for Estate Agents to market your services rather than another?
We refuse to make any financial incentive for pointing buyers and sellers to this site. We thought it would be too underhand a fee as home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.