I am need of leasehold conveyancing for a flat in a fairly new development (five years built) in Belgravia. Almost all the appartments are already disposed of. Is it really necessary to order local searches as part of conveyancing in Belgravia?
You would be opening yourself up to an unnecessary risk in not carrying out Belgravia conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would absolutely advise in no uncertain terms that your conveyancer conducts them. If speed and driving down costs are top of your concerns you should consider with your conveyancer about the possibility of search insurance
At what point does exchange of contracts happen for purchase conveyancing in Belgravia and am I required to be at the lawyers branch?
If you are local to our conveyancing solicitors in Belgravia you are welcome to come in to sign contracts. That being said, the law practices we work with offer countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when communicating with you by post or email. The signing of the contract is not when everything is set in stone. Signing on the dotted line simply enables the conveyancer to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Belgravia)to be in the office at the appropriate time.
Do I need to attend the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Belgravia so that I can attend their offices when needed.
Whereas this was necessary ten years ago, almost all mortgage companies no longer oblige their conveyancing panel lawyer to witness the borrowers signature. You will still be obliged to supply ID documents and there are still manifest benefits to using a local solicitor, in your case a conveyancing solicitor in Belgravia.
Should I be suspicious that brokers that I am dealing with are recommending a factory type conveyancing firm rather than a High Street Belgravia conveyancing practice?
As with many service providers, often suggestions from connections can be extremely useful or valuable. Yet there are lots of parties with a keen interest in a conveyancing matter; estate agents, financial adviser and lenders may recommend solicitors to instruct. On occasion these lawyers might be known to one of the organisations as one of the best in their field, but occasionally there might be a commercial relationship behind the endorsement. You have the right to appoint your own conveyancer. However, bear in mind that many mortgage providers specify a panel list of lawyers you must use for the mortgage related work in your home move.
We're novice buyers - had an offer accepted, but the property agent advised that the owners will only issue a contract if we use their preferred lawyers as they want a ‘quick sale’. My instinct tells me that we should use a high street solicitor used to conveyancing in Belgravia
It is unlikely the owners are behind this. Should the vendor desire ‘a quick sale', alienating a serious buyer is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are serious buyers (b)you are ready to progress, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you intend to instruct your own,trusted Belgravia conveyancing firm - not the ones that will earn the negotiator at the agency a referral fee or achieve conveyancing figures pre-set by senior management.