My husband and I are looking to acquire a house in Southwell and are in fact using a Southwell conveyancing practice. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Halifax have this morning contacted us to inform me that they have now hit a problem as our Southwell solicitor is not on their approved list of lawyers. Please explain?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also act for 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 mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Southwell lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
We have very brash sellers who has recommended a lock out agreement with a down payment 6,000. Are such arrangements generally advanced for Southwell conveyancing transactions?
This form of contract isn't common in Southwell, conveyancers will often try and steer clients away from them as they detract from focusing on the primary focus, namely conveyancing and if you end up having your deposit forfeited then the solicitor is left exposed. Furthermore, there is no assurance that just because the proprietor has entered into an exclusivity contract they will sell to you. They may be inclined to break the agreement if they receive a large enough offer to do so because a wronged claimant with the benefit of a lockoutcontract will still be duty bound to establish consequential losses from the breach and this may not amount to the extra amount that your vendor may gain by breaking the agreement, no matter how morally unworthy the behaviour is.
Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial premises in Southwell?
Its becoming the norm that commercial conveyancing solicitors in Southwell will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Southwell. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Southwell.
For each commercial conveyancing transaction in Southwell it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Southwell commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Southwell.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Southwell is where the house is located. Is there any advice you can impart?
Flying freeholds in Southwell are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Southwell you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Southwell may ascertain 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 residence.
How difficult is it to change firm as I have to appoint one who is on the Santander conveyancing panel. I instructed a family conveyancing solicitor in Southwell round the corner but the firm is not accepted by Santander
We will our best to assist in finding you a conveyancing solicitor in Southwell on the Santander panel. Please note that the property lawyers that we on the directory do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Southwell. In making use of the find a conveyancing solicitor tool on this website, you can scrutinise costs for conveyancing solicitors in Southwell and throughout England and Wales.
How much should conveyancing in Southwell cost?
Almost all Southwell conveyancing firms will agree to a set fee. Where extra work arise during the transaction your conveyancing practitioner is obliged advise you in writing of such extra charges for any work as soon as it becomes apparent. Some organisations may agree not to charge a fee if the deal falls through, others will levy an bill for a proportion of the agreed charges, calculated based on the stage at which the transaction fails.
We would recommend that you seek two or three firms to provide you an estimate.