I can't travel far from Beeston. Can you please spell out why all Beeston property lawyers are not on all bank panels?
Pre- 2008 most mortgage companies had an attitude to risk which is different than today. The Financial Services Authority in 2010 carried out a thematic review into property fraud which concluded: know the conveyancers on your panel. Accordingly, lenders have subsequently requiredmore information from law firms regarding their processes and the staff who work for them and set certain criteria such as completing a minimum volume of transactions. Many firms have been removed from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the minimum amount of transactions the lenders required.
3 months have elapsed following my purchase conveyancing in Beeston took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I decided to have a survey done on a property in Beeston before instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some lenders tend refuse to grant a loan on this type of premises.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Beeston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Beeston to see if the conveyancing costs will increase in light of this.
Am I right to be suspicious by estate agents that I am dealing with are recommending an internet conveyancing firm rather than a local Beeston conveyancing company?
As with many professional services, often referrals from relatives can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing deal; estate agents, mortgage brokers and lenders might all recommend solicitors to retain. On occasion these solicitors might be known to one of the organisations as being good in their field, but sometimes there behind the scenes commercial relationship behind the endorsement. You are at liberty to appoint your preferred lawyer. However, bear in mind that many mortgage providers specify a panel list of lawyers you are obliged to use for the mortgage aspect of your home move.
We're first time buyers - had an offer accepted, yet the property agent informed us that the seller will only proceed if we appoint their preferred lawyers as they need a ‘quick sale’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Beeston
It is highly unlikely the sellers are behind this. Should the vendor desire ‘a quick sale', turning down a genuine buyer is counter productive. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to use your own,trusted Beeston conveyancing lawyers - rather thanthe ones that will give the negotiator at the agency a commission or achieve conveyancing figures pre-set by senior management.