We're in Alvechurch, First timers purchasing with a mortgage (lender is Virgin Money , and our solicitor is on the Virgin Money conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
This question may be naive but I am unexperienced as FTB of a two bedroom flat in Alvechurch. Do I collect the keys to the property on the completion date from my lawyer? If this is the case, I will find a local conveyancing solicitor in Alvechurch?
On the day of completion you do not need to go to the conveyancers office in Alvechurch. Your solicitors will arrange to send the completion advance to the owner’s conveyancers, and once they have received this, you will be called to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I am being told by my conveyancer that breach of easement insurance is needed on my purchase. What is the level of cover for Alvechurch conveyancing?
The right level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Halifax and Chelsea Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
We have agreed to purchase a house in Alvechurch. An unusual aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Virgin Money your lawyer must check the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to Virgin Money where a lease fails to meet these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Alvechurch.
Just acquired a terraced house in Alvechurch , how long will it take for the Land Registry to record my proprietorship? My Alvechurch conveyancing solicitor works at snail pace, so I want to check that my purchase is recorded.
As far as conveyancing in Alvechurch is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether it is in order and if the Land registry have to notify any third persons or bodies. Currently in the region of 80% of submission are completed in less than three weeks but some can be subject to longer delays. Registration is effected once the new owner is living at the property so 'speed' is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Alvechurch differ for new build properties?
Most buyers of new build or newly converted property in Alvechurch approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in Alvechurch typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Alvechurch or who has acted in the same development.
We're FTB’s - had an offer accepted, yet the estate agent advised that the owners will only move forward if we appoint their chosen lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Alvechurch
We suspect that the owner is unaware of this requirement. Should the seller want ‘a quick sale', turning down a serious buyer is counter productive. Avoid the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you will continue to instruct your preferred Alvechurch conveyancing lawyers - rather thanthe ones that will earn the negotiator at the agency a kickback or meet his conveyancing targets pre-set by HQ.