I can't travel far from Southwold. Is there a reason why all Southwold solicitors are not on all mortgage company panels?
Banks ordinarily impose restrictions on either the type or the number of conveyancing practices on their panel. A common example of such criteria being that a practice needs to have two or more partners. In addition to restricting the nature of firm, some banks decided to limit the number of firms they permit to represent them. You should note that lenders have no liability for the quality of service given by any Southwold conveyancing practitioner on their approved list. Property fraud was the primary trigger for the culling of conveyancing panels from 2008 notwithstanding that there are contrary views about the extent of solicitor involvement in some of that fraud. Statistics published by HMLR exposes that thousands of law practices only conduct one or two conveyances annually. Those advocating conveyancing panel consolidation question why conveyancing firms should have claim to be listed on a lender panel when it is apparent that conveyancing is not their primary expertise?
Can you suggest a Accord Mortgages Ltd approved Southwold conveyancing conveyancer finish our house move within under 3 weeks? Am I best advised to choose a high street Southwold firm or a factory type comparison site?
We can recommend some very good Southwold conveyancing firms. Another option is to visit the high street in Southwold. Approach two or three firms and ask to speak with a conveyancing solicitor for a costs illustration. Mention your requirements together with your reasons and get an assurance on speed. Appoint the one that genuine.
As someone not used to conveyancing in Southwold what is your top tip you can give me for the legal transfer of property in Southwold
Not many law firms or advisers will tell you this but conveyancing in Southwold or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is lots of room for friction between you and other parties involved in the ownership transfer. For example, the seller, property agent and even potentially a mortgage company. Selecting a law firm for your conveyancing in Southwold is a critical decision as your conveyancer is your adviser, and is the ONLY party in the legal process whose responsibility is to protect your best interests and to protect you.
Sometimes a potential adversary may attempt to sway you that you should follow their advice. For example, the property agent may claim to be assisting by suggesting your lawyer is slow. Or your mortgage broker may try to convince you to do take action that is contrary to your solicitors advice. You should always trust your lawyer above all other parties in the home moving process.
I am purchasing a detached bungalow in Southwold. Our aim is to carry out an extension to the side at the property.Will the conveyancing process include investigations to see if these works were previously refused?
Your solicitor will review the deeds as conveyancing in Southwold can occasionally reveal restrictions in the title deeds which restrict certain alterations or need the permission of a 3rd party. Many additions call for local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.
I'm at the point of viewing flats in Southwold and I am about to put in an offer. Should I already have a conveyancing practitioner in place at this stage? I intend to finance via a mortgage with Leeds Building Society.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are obtaining a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with TSB. I assume I don't need a Southwold conveyancing practitioner on the TSB panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I am selling our house in Southwold and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers are using an online conveyancing practice rather than a conveyancing solicitor in Southwold. We have lived in Southwold for 4 years we know that this is a non issue. Do we contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of 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 health insurance to cover that same illness)
My brother has urged me to appoint his conveyancers in Southwold. Should I use them?
No doubt the ideal way to select a conveyancing solicitor is to get recommendations from friends or relatives who have previously instructed the solicitor you're contemplating using.