I am acquiring a house for cash in Northop Hall. I have resided for the last 15 years in Northop Hall. Conveyancing searches are expensive. As I have knowledge of the area and road very well must I have all the conveyancing searches?
Provided that you do not need a home loan, then the vast majority of the Northop Hall conveyancing searches are at your discretion. Your lawyer will ’encourage you, perhaps strongly, that you should have searches carried out, but he is duty bound to take that path of encouragement . One thing to bear in mind; if you are going to dispose of the house in the future, it could be of importance to your prospective buyer what the searches disclose. There are plenty of instances where properties with no practical issues can still show up detrimental search results. A competent conveyancing solicitor in Northop Hall should provide you some constructive guidance here.
What happens if my solicitor is suspended from the Lloyds Conveyancing panel ahead of completing my conveyancing in Northop Hall?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
This question may be naive but I am wet behind the ears as a 1st time buyer of a two bedroom flat in Northop Hall. Do I receive the keys to the premises on the completion date from my solicitor? If this is the case, I will use a local conveyancing solicitor in Northop Hall?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the owner’s conveyancers, and once they have received this, you will be called to collect the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.
I have a mortgage with Barclays for my property in Northop Hall. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval prior to letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel lawyer.
I had an offer accepted on a house in Northop Hall on 17/9/2025, valuation was booked 4 days after, all came back fine. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Northop Hall differ for new build properties?
Most buyers of new build premises in Northop Hall contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because developers in Northop Hall usually purchase 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 Northop Hall or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Northop Hall is the location of the property. Is there any advice you can give?
Flying freeholds in Northop Hall are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Northop Hall you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northop Hall may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am selling my home. My past lawyers closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Northop Hall if that makes things easier.
You should use our search tool to help you find a solicitor for your conveyancing in Northop Hall. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.