I require conveyancing for a flat in a relatively new development (seven years old) in Whitefield. Almost all the flats have already been sold. Do I need carry out the conveyancing searches as part of conveyancing in Whitefield?
You are taking a significant risk in not carrying out Whitefield 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 without a mortgage there is no legal requirement to have them, but we would absolutely advise in the strongest possible terms that you have them. If time pressures and price are top of your concerns you should consider with your lawyer about the options such as indemnity insurance available to you
It is is a decade since I acquired my home in Whitefield. Conveyancing solicitors have just been instructed on the sale but I can't locate my title deeds. Is this a problem?
You need not be too concerned. Firstly the deeds may be kept by the mortgage company or they could still be with the conveyancers who handled the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Whitefield relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.
We had instructed conveyancers locally in Whitefield on the RBS solicitor approved list. They have just invoiced me a supplemental fee for dealing with the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer may levy a fee for this. The fee is not dictated by RBS but by your Whitefield property lawyer. Some firms on the RBS panel will charge an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
Can I be sure that the Whitefield conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Whitefield seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your transaction.
Our sealed bid on a house in Whitefield has been accepted, the owners do nevertheless have a connected purchase. The owners have put an offer on a property, however it’s not been accepted yet, and have viewings of other properties in the pipeline. I have selected a nearby conveyancing solicitor in Whitefield. What do I do now? When should I get the mortgage application with Leeds Building Society going?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of £1k, then survey, Whitefield conveyancing search costs, etc). The first thing to do is check that your conveyancing practitioner is on the Leeds Building Society conveyancing panel. As to the subsequent phase this very much depends on the specifics of your case, desire for this property and on the state of the market. In a rising market many buyers would apply for the mortgage with Leeds Building Society and pay for the valuation and only if it comes back ok would they request their property lawyer to move forward with the conveyancing in Whitefield.
A colleague suggested that if I am purchasing in Whitefield I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Whitefield conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Whitefield around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Whitefield Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Whitefield Education with maps and statistics, Local Amenities and other useful data about Whitefield.
I got the keys to my home on 1 May and my personal details is not yet registered. Should I be concerned? My conveyancing solicitor in Whitefield said it should be concluded in less than a month. Are titles in Whitefield uniquely lengthy to register?
There is nothing unique about conveyancing in Whitefield registration formalities. Rather than based on location, timescales can adjust subject to the party submitting the application, whether it is in order and whether the Land registry communicate with any 3rd persons or bodies. Currently approximately three quarters of submission are fully addressed in less than three weeks but some can be subject to extensive delays. Historically registration is effected once the purchaser has moved in to the premises so an expedited registration is not typically primary concern but if there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.
I was pointed in your direction by a couple of local property agents in Whitefield to choose a solicitor using your seach tool. What’s the financial upside for Estate Agents to promote your services rather than another?
We refuse to give any financial incentive for pointing buyers and sellers in our direction. We thought it would be too underhand to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.