As a novice what is the most important advice you can give me concerning purchase conveyancing in Crewe?
You may not hear this from too many lawyers but conveyancing in Crewe or throughout Cheshire is often a confrontational experience. In other words, when it comes to conveyancing there is plenty of room for friction between you and others involved in the ownership transfer. For instance, the vendor, selling agent and on occasion a bank. Appointing a law firm for your conveyancing in Crewe should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to protect your best interests and to keep you safe.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. You your first instinct should be to trust your solicitor ahead of the other parties when it comes to the legal transfer of property.
A friend informed me that in purchasing a property in Crewe there may be various restrictions affecting the ability to carry out external changes to the property. Is this right?
There are a number of properties in Crewe which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Crewe should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Crewe conveyancer on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
After weeks of negotiation I have agreed a price on a house in Crewe. My mortgage broker pressured me to appoint their property lawyer. I paid an on account payment of £150. Shortly after, the conveyancer contacted me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have been told that property searches are the main cause of delay in Crewe house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to feature in any slowing down conveyancing in Crewe.
Just acquired a semi-detached house in Crewe , how long will it take for the Land Registry to record my ownership? My Crewe conveyancing solicitor has been painfully slow, so I want to be sure the land registry aspects are dealt with.
There is nothing unique when it comes to conveyancing in Crewe registration formalities. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether there are errors and whether the Land registry communicate with any other parties. As of today approximately three quarters of submission are completed in less than three weeks but some can be subject to protracted delays. Historically registration is effected once the new owner has moved in to the property therefore 'speed' is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.
My husband and I are new on the property ladder - had an offer accepted, but the estate agent informed us that the seller will only go ahead if we appoint their preferred lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Crewe
We suspect that the seller is not behind this ultimatum. Should the vendor desire ‘a quick sale', alienating a genuine buyer is counter productive. Bypass the agents and go straight to the sellers and make the point that (a)you are serious purchasers (b)you are ready to go, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred Crewe conveyancing lawyers - not the ones that will give the negotiator at the agency a referral fee or achieve conveyancing thresholds set by head office.