I am 3 weeks into the sale of my maisonette in Shirenewton and the estate agent has just e-mailed to warn that the purchasers are appointing a new law firm. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. Why would a major lender only engage with specific law firms rather the firm that they want to choose to handle their conveyancing in Shirenewton ?
Mortgage companies have always had panels of law firms they are willing to work with, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some 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 buyers are not going to have any sway in the decision.
I require conveyancing for an apartment in a relatively new development (seven years built) in Shirenewton. The vast majority the flats are already sold. Do I need carry out the conveyancing searches for my conveyancing in Shirenewton?
You would be taking a significant risk in failing carrying out Shirenewton conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would strongly advise in no uncertain terms that your solicitor conducts them. If timings and price are top of your issues you should consider with your solicitor about the viability of search insurance
When does exchange of contracts occur in sale conveyancing in Shirenewton and do I need to attend the solicitors branch?
Where you are round the corner to our conveyancing solicitors in Shirenewton you are invited in to sign documents. However, the lender approved solicitors we work with offer a countrywide conveyancing service and give just as diligent and professional a job for you when communicating with you digitally. The signing of the property agreement is not when everything is set in stone. A signed contract is necessary for the firm to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Shirenewton)to be in the office at the appropriate time.
I moved into my apartment on 5 March and my personal details are still not registered. Need I be worried? My conveyancing solicitor in Shirenewton said it would be recorded in less than a month. Are titles in Shirenewton particularly slow to register?
There is nothing unique about conveyancing in Shirenewton registration formalities. Rather than based on location, timeframes can vary depending on who lodges the application, whether it is in order and if the Land registry communicate with any interested persons or bodies. As of today roughly 80% of such applications are fully addressed in less than three weeks but some can be subject to protracted hold-ups. Historically registration takes place once the purchaser has moved in to the property therefore 'speed' is not always primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.
Hoping to buy a property located in Shirenewton and I am already nervous. I couldn't find anything specific about Shirenewton. Conveyancing will be needed in due course but do you know about the Shirenewton area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Shirenewton. In the meantime here are some basic statistics that we found
My husband and I are FTB’s - agreed a price, but the selling agent has warned us that the owners will only go ahead if we appoint their recommended conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer used to conveyancing in Shirenewton
We suspect that the seller is unaware of this request. If they want ‘a quick sale', turning down a serious purchaser is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are motivated buyers (b)you are excited to move forward, with finances in place © you are chain free (d) you intend to proceed fast (e)but you are going to use your preferred Shirenewton conveyancing solicitors - as opposed tothose that will give the estate agent a commission or achieve conveyancing thresholds pre-set by head office.