We are buying a 3 bedroom flat in Shirebrook with a mortgage. We wish to retain our Shirebrook solicitor, but the lender advise she’s not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Shirebrook property lawyer and pay for one of their panel ones to act for them. This feels very unfair; are we not able to require that the mortgage company use our Shirebrook conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Shirebrook conveyancing solicitor to apply to be on the conveyancing panel.
My property lawyer in Shirebrook is not listed on the Birmingham Midshires Conveyancing Panel. Can I still continue with my family solicitor even though they are excluded from the Birmingham Midshires list of approved lawyers?
The limited options open to you here include:
- Carry on with your existing Shirebrook lawyers but Birmingham Midshires will need to retain a solicitor on their panel. This will result in additional total legal charges as well as cause delays.
- Choose a new practitioner to to deal with the conveyancing, remembering to check they are Birmingham Midshires approved.
- Try to convince your Birmingham Midshires solicitor to try to join the Birmingham Midshires panel
Have purchased a a terraced house in Shirebrook , What is the estimated time for the Land Registry to register my ownership? My Shirebrook conveyancing solicitor has been painfully slow, so I want to be sure the registration is addressed.
There is nothing unique when it comes to conveyancing in Shirebrook registration formalities. As opposed to being determined by geographic area, timescales can vary according to who lodges the application, whether there are errors and if the Land registry communicate with any third parties. As of today roughly 80% of submission are fully dealt with within 12 days but some can be subject to longer delays. Historically registration takes place after the buyer is living at the premises thus an expedited registration is not always primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers should speak with the land registry and explain the circumstances.
I opted to have a survey carried out on a property in Shirebrook before appointing lawyers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies tend refuse to issue a mortgage on such a house.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Shirebrook. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shirebrook to see if the conveyancing will be more expensive.
Taking into account that I am about to spend over three hundred thousand on a two bedroom apartment in Shirebrook I would like to talk to a lawyer about myhome move before instructing the firm. Is this something that you can arrange?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you first talking to the lawyer due to be doing your conveyancing in Shirebrook.There is no ‘factory style conveyancing’ - each client is an important person, not a case reference. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Shirebrook should be the figure that you end up paying.
I've found a house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have just discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Shirebrook. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Shirebrook ?
The majority of houses in Shirebrook are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area can help the conveyancing process. it is apparent that you are purchasing in Shirebrook in which case you should be shopping around for a Shirebrook conveyancing solicitor and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the estate where the house is located on an estate. Your conveyancer will appraise you on the various issues.