My husband and I are looking to buy a house in Writtle and have appointed a Writtle conveyancing practice. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Barclays have this afternoon contacted us to advise us that they have now hit a problem as our Writtle lawyer is not on their conveyancing panel. What do we do from here?
Where you are buying a property with the assistance of a mortgage it is conventional 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 Accreditation Scheme. Your solicitor should contact your bank 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 bank's conveyancing panel and you may continue to use your own Writtle solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
We see that you have a post code search directory identifying law firms on the Yorkshire BS conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Writtle?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Writtle.
Various internet forums that I have visited warn that are the main cause of delay in Writtle conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances in the conveyancing process. Local searches are unlikely to be the root cause of holding up conveyancing in Writtle.
I have todaybeen informed that Stirling Law have been shut down. They conducted my conveyancing in Writtle for a purchase of a leasehold flat 18 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Writtle conveyancing specialists.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one round the corner in Writtle I like with a park and transport links in the vicinity, however it's only got 51 years on the lease. There is not much else in Writtle for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a home loan the remaining unexpired lease term will likely be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
Some months ago I was advised by my mortgage company that their panel lawyers operate no move no charge basis for conveyancing in Writtle. Our purchase fell through nevertheless the solicitors have requested search fees! They say the fees are independent!
By promising "no completion no fee" Writtle conveyancing practices are foregoing their fees for any work done. We should point out that this is NOT an insurance scheme. you will still required to pay for any costs that the conveyancer has expended on your behalf for instance Writtle local authority searches