When can the exchange of contracts take place for domestic conveyancing in Childwall and do I need to be at the lawyers branch?
If you are local to one of the conveyancing solicitors in Childwall you are invited in to sign documents. However, the law practices we work with provide countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when dealing with you digitally. The signing of the purchase agreement is not when everything is set in stone. A signed contract is necessary for the firm to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Childwall)to be in the office at the appropriate time.
I have an AIP. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel lawyer as I would prefer to use a high street conveyancing solicitor in Childwall?
You should check but the chances are that appoint one of their panel solicitors where you want the "fee-free" deal. Call the lender and check if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Childwall.
A colleague advised me that in buying a property in Childwall there may be various restrictions prohibiting external alterations to a property. Is this right?
There are a number of properties in Childwall which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Childwall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Does a directory service exist listing UBS panel conveyancers in Childwall on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of mortgage companies make their panel listings visible over the internet. Where you are seeking to appoint a Childwall lawyer on the UBS please use our facility.
Coventry BS have agreed my home loan in principle, my bid on a house in Childwall has been accepted, what are the next steps?
Your estate agent will wish to know who your solicitors are (make sure the conveyancing practitioners are on the bank’s panel). Contact Coventry BS or your broker and finalise any outstanding documentation. Coventry BS will appoint a valuer who will get in touch with the estate agent or owners to book a slot for the valuation to occur. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Coventry BS will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Childwall.
Me and my brother purchased a semi-detached Georgian property in Childwall. Conveyancing practitioner represented me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Childwall and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing lawyer who completed the work.
Our lawyer in Childwall has discovered a defect with the lease for the apartment we are buying in Childwall. The other side have suggested defective title insurance as a workaround. We are content with insurance and will pay for it. Our lawyer has advised that as he is on the lender conveyancing panel he must check that the lender is happy with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.