I am looking to buy a flat and need a conveyancing solicitor in Witham who is on the Nottingham Building Society solicitor. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nottingham Building Society in certain locations such as Witham. We dont recommend any particular firm.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Witham?
Two types of professional can perform conveyancing in Witham namely licenced conveyancers or solicitors. Both professionals provide the legal services that required to complete the sale or purchase of property. They are both obliged to carry out Witham conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly carried out and that all requisite steps will be correctly adhered to.
I have paid off my mortgage with Santander. I assume I don't need a Witham lawyer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Witham solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Witham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I completed on my house on 6 June and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Witham said it will be concluded inside ten days. Are transfers in Witham uniquely lengthy to register?
There is nothing unique about conveyancing in Witham registration formalities. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether it is in order and whether the Land registry communicate with any third parties. As of today approximately three quarters of such applications are fully addressed within two weeks but some can be subject to protracted delays. Historically registration is effected after the buyer has moved in to the property so 'speed' is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Witham is where the house is located. Can you shed any light on this issue?
Flying freeholds in Witham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Witham you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Witham 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 easy is it to transfer to a new solicitor as I need to select a firm on the Alliance & Leicester conveyancing list. I hired a family conveyancing solicitor in Witham round the corner but she is not accepted by Alliance & Leicester
It would be our pleasure to assist you select a conveyancing solicitor in Witham on the Alliance & Leicester panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Witham. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Witham.
We are about to complete on the purchase a house in Witham but as a consequence of wreckage from the recent storms I have agreed compensation from the owner of £2k taking the form of a deduction in the price. This was going to be dealt with as part of the conveyancing process however the mortgage company will not agree to this. Should they have been involved?
Any conveyancing practitioner listed on a lender conveyancing panel is duty bound to disclose to the bank of any changes to the sale figure. In the event that you were to refuse your property lawyer to disclose the reduction to your mortgage company then they would need to discontinue representing you and the lender.