My fiance and I are hoping to acquire a house in Congleton and have instructed a Congleton conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. National Westminster Bank have this afternoon contacted us to advise us that there is now an issue as our Congleton conveyancer is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Congleton lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
I am acquiring a property without a mortgage in Congleton. I have lived for the last twelve years in Congleton. Conveyancing searches are a lot of money. As I know the area and road very well must I have all the conveyancing searches?
In the absence of a mortgage, then the vast majority of the Congleton conveyancing searches are non-obligatory. Your lawyer will 'advise', no-doubt strongly, that you should have searches completed, but she is duty bound to do this. One thing to take into account; if you are likely to dispose of the house at a future date, it may be of importance to your future buyer what the searches reveal. There are plenty of instances where premises with functional issues can still throw up unfavourable search results. A good conveyancing solicitor in Congleton should provide you some practical guidance here.
Having sold my house in Congleton last October yet the purchaser is calling daily complaining that her lawyer is waiting to hear from mylawyer. What should my lawyer have done following completion?
Following your house sale your conveyancer should send the transfer deeds and all of the paperwork to the buyer’s solicitors. Where appropriate, your conveyancer should also send confirmation that the mortgage has been paid off to the buyers conveyancers. There is unlikely to be post completion steps peculiar conveyancing in Congleton.
Are there restrictive covenants that are commonly identified during conveyancing in Congleton?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Congleton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
In surfing the internet for the phrase on line conveyancing in Congleton it brings up numerous solicitorslocally. How do I determine which is the suitable conveyancing solicitor for purchase transaction?
The best method of choosing a suitable conveyancer is via trusted recommendation, so enquire of colleagues and relatives who have bought a property in Congleton or the respected estate agent or mortgage broker. Costs for conveyancing in Congleton vary, so it's advisable to secure at least four quotes from different companies. Make sure that you know that the fees are fixed.