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Find a Barlborough Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Barlborough? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Barlborough transaction at risk of delay or failure.

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Recently asked questions about conveyancing in Barlborough

I am in the process of selling my house in Barlborough and the estate agent has just e-mailed to say that the purchasers are changing their law firm. I am told that this is due to the fact that the bank will only work with property lawyers on their conveyancing panel. Why would a big named mortgage company only deal with specific law firms rather the firm that they want to appoint for their conveyancing in Barlborough ?

UK lenders have always had panels of law firms that can represent them, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.

My wife and I have just purchased a house in Barlborough. We have noticed several problems with the house which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been carried out as part of conveyancing in Barlborough?

The query is not clear as to the nature of the problems and if they are unique to conveyancing in Barlborough. Conveyancing searches and due diligence undertaken during the legal transfer of property are designed to help avoid problems. As part of the process, a property owner answers a document known as a SPIF. If the information provided is inaccurate, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Barlborough.

How does conveyancing in Barlborough differ for new build properties?

Most buyers of new build property in Barlborough come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because builders in Barlborough typically purchase 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 property lawyers 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 used to new build conveyancing in Barlborough or who has acted in the same development.

My husband and I are FTB’s - agreed a price, yet the property agent told us that the seller will only go ahead if we use their preferred lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a high street solicitor used to conveyancing in Barlborough

We suspect that the seller is not behind this request. If they want ‘a quick sale', alienating a genuine buyer is is going to put the whole deal at risk. Speak to the vendors direct and make sure they understand (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)but you are going to instruct your preferred Barlborough conveyancing lawyers - not the ones that will earn their negotiator at the agency a referral fee or achieve conveyancing figures pre-set by corporate headquarters.

My conveyancing in Barlborough is completing this Friday, yet the person I am buying off wishes to move out the next day at afternoon. Can I agree to such a plan?

In situations where you require a bank loan then your solicitor will insist that you have vacant possession on Friday - the bank will insist on it.

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