My fiance and I are looking to purchase a house in Ravenglass and are in fact using a Ravenglass conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Nationwide Building Society have this afternoon contacted us to inform me that there is now an issue as our Ravenglass lawyer is not on their approved list of lawyers. Please explain?
When purchasing a property with mortgage finance it is usual for the purchasers' solicitors to also represent the purchaser's lender. 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 Quality Scheme. Your solicitor should contact your bank 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 Ravenglass lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
It is 10 years ago since I bought my property in Ravenglass. Conveyancing lawyers have recently been instructed on the sale but I am unable to locate my deeds. Will this cause complications?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by the lender or they could be archived with the solicitor who oversaw your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Ravenglass involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
My partner and I are selling our home in Ravenglass and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street Ravenglass lawyer would know this is not the case. For the life of me I don't know why the purchasers used a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Ravenglass. We have lived in Ravenglass for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. Are they able to advise? 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 life insurance to cover that same ailment)
How does conveyancing in Ravenglass differ for newly converted properties?
Most buyers of new build property in Ravenglass contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because developers in Ravenglass typically buy 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 used to new build conveyancing in Ravenglass or who has acted in the same development.
What does commercial conveyancing in Ravenglass cover?
Commercial conveyancing in Ravenglass incorporates a broad range of services, given by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
We're novice buyers - had an offer accepted, yet the selling agent advised that the vendor will only proceed if we instruct the agent's chosen conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street conveyancer who is accustomed to conveyancing in Ravenglass
We suspect that the seller is not behind this demand. Should the seller desire ‘a quick sale', alienating a genuine buyer is going to damage their objectives. Bypass the agents and go straight to the owners and explain that (a)you are serious buyers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you are going to use your preferred Ravenglass conveyancing lawyers - not the ones that will give their negotiator at the agency a commission or hit his conveyancing thresholds demanded by corporate headquarters.