I am nearing exchange of contracts for my ground floor flat in Seascale and Sellafield and the estate agent has just called to advise that the buyers are switching conveyancer. The excuse is that the lender will only engage with solicitors on their approved list. Why would a leading mortgage company only work with certain solicitors rather the firm that they want to appoint for their conveyancing in Seascale and Sellafield ?
Mortgage companies have always had an approved set of law firms that can act for them, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lenders point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.
Can conveyancing in Seascale and Sellafield to be finalised in under a month?
First, If the seller is applying time constraints for your conveyancing it is advisable to make sure that your solicitor is familiar with the area as they will make use of local connections and insight. It is possible that they would have transacted previoushouses in the same neighbourhood. Therefore consider using a Seascale and Sellafield conveyancing lawyer. In addition, check that the lawyer is on the on the approved list for your mortgage company. It is estimated that nearly one in five of Seascale and Sellafield conveyancing transactions are frustrated or jeopardised after discovering a purchaser’s solicitor was not on their banks list of approved solicitors. In many cases this discovery resulted in the home move being frustrated by an average of 21 days. It is understood that this issue impacts approximately 100,000 home sales annually. Many Seascale and Sellafield conveyancing firms can not represent certain lenders so do check as early as possible.
A colleague informed me that in buying a property in Seascale and Sellafield there may be a number of restrictions prohibiting external alterations to the property. Is this right?
There are a number of properties in Seascale and Sellafield which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Seascale and Sellafield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Please help - my lawyer advises that missing deeds insurance is required on my purchase. What is the level of cover for Seascale and Sellafield conveyancing?
The appropriate level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and The Royal Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.
At last I have had an offer on a maisonette in Seascale and Sellafield accepted, the vendors do nevertheless have a connected purchase. The vendors have placed an offer on somewhere, however it’s not been accepted yet, and are looking at other properties in the pipeline. I have selected a high street conveyancing solicitor in Seascale and Sellafield. What should be my next step? At what stage do I apply for the mortgage with UBS?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Seascale and Sellafield conveyancing search charges, etc). First, you should check that your conveyancer is on the UBS conveyancing panel. Regarding the next phase this very much dictated by the uniqueness of your transaction, motivation for the property and on the state of the market. During a rising market some buyers would apply for a home loan with UBS and pay for the valuation and only if it comes back ok would they request their solicitor to press on with searches.
Just acquired a detached house in Seascale and Sellafield , What is the estimated time for the Land Registry to register my title? My Seascale and Sellafield conveyancing solicitor has been very slow, so I want to check the post completion formalities are dealt with.
As far as conveyancing in Seascale and Sellafield is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ subject to the party submitting the application, whether it is in order and if the Land registry communicate with any other parties. At present in the region of three quarters of such applications are fully addressed within 12 days but occasionally there can be longer delays. Historically registration takes place once the purchaser is living at the property therefore post completion formalities is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.
In my capacity as executor for the estate of my aunt I am selling a house in Neath but I am based in Seascale and Sellafield. My conveyancer (who is 235 kilometers from meneeds me to execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Seascale and Sellafield to witness and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Seascale and Sellafield based
I am an executor of my recently deceased mother’s Will, with a house in Seascale and Sellafield which is to be marketed. The house is unregistered at the Land Registry and I'm advised that many EAs will insist that it is completed before they will proceed. What's the mechanism for this?
In the situation you refer to it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.