I am selling my ground floor flat in Cottingham and the estate agent has just e-mailed to warn that the buyers are swapping law firm. The excuse is that the lender will only work with solicitors on their approved list. On what basis would a leading mortgage company only work with specific solicitors rather the firm that they want to choose to handle their conveyancing in Cottingham ?
Lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lenders point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say 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. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
My wife and I are planning on selling our property in Cottingham and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Cottingham conveyancer would know that there is no such problem. It does beg the question why the buyers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Cottingham. We have lived in Cottingham for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Just acquired a semi-detached house in Cottingham , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My Cottingham conveyancing solicitor has been very slow, so I want to be sure the registration is dealt with.
There is nothing unique about conveyancing in Cottingham registration formalities. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether it is in order and whether the Land registry have to notify any 3rd parties. At present in the region of three quarters of submission are completed in less than three weeks but occasionally there can be extensive hold-ups. Registration takes place once the buyer has moved in to the premises thus an expedited registration is not typically an essential issue but where there is a degree of urgency associated with the registration then you or your conveyancer could speak with the land registry and explain the circumstances.
How does conveyancing in Cottingham differ for new build properties?
Most buyers of new build or newly converted property in Cottingham contact us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Cottingham tend to acquire the site, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Cottingham or who has acted in the same development.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.