My wife and I are hoping to purchase a flat in Whitefield and are in fact using a Whitefield conveyancing firm. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Britannia have this evening contacted us to inform me that there is now an issue as our Whitefield conveyancer is not on their approved list of lawyers. Is this a problem?
If you are buying a property with the assistance of a mortgage it is usual for the purchasers' solicitors to also act for the mortgage company. 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 property lawyer should contact your lender 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 don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Whitefield solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
How up to date is your database of Whitefield solicitors on the Yorkshire BS conveyancing panel? Do Yorkshire BS send you an updated list?
Whitefield conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
I require fast conveyancing in Whitefield as I am faced with a deadline to exchange contracts inside one month. Fortunately I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at liberty not to do searches although no law firm would recommend that you don't. Drawing on our experience of conveyancing in Whitefield the following are instances of issues that can crop up and adversely impact market value: Refused Planning Applications, Outstanding Charges, Overdue Grants, Railway Schemes,...
Me and my brother have a 4 bedroom Georgian house in Whitefield. Conveyancing lawyer represented me and Birmingham Midshires. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Whitefield and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing practitioner who conducted the purchase.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Whitefield is where the house is located. What do you suggest?
Flying freeholds in Whitefield are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Whitefield you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Whitefield may decide 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.
My step-father has suggested that I instruct his lawyers for conveyancing in Whitefield. Should I use them?
No doubt the best way to select a conveyancing practitioner is to get guidance from friends or family who have actually used the conveyancer you're considering.