I am acquiring a property for cash in Crowland. I have resided for the last twelve years in Crowland. Conveyancing searches are expensive. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then all but one or two of the Crowland conveyancing searches are non-obligatory. Your lawyer will ’encourage you, no-doubt strongly, that you should have searches carried out, but he has a professional duty to take that path of guidance. One thing to take into account; if you are going to sell the house in the future, it could be of interest to your future purchaser what the searches reveal. Sometimes houses with day to day issues can still reveal unfavourable search results. A good conveyancing solicitor in Crowland should provide you some practical guidance here.
Does a directory service exist listing Skipton panel conveyancers in Crowland on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. Very few lending institutions make their panel listings open the public on the web. Where you are seeking to appoint a Crowland solicitor on the Skipton please use our tool.
My offer was accepted on a house in Crowland on 24/12/2018, valuation was booked 3 days after, received a clean bill of health. Property lawyer appointed, so all that was missing was my mortgage offer. Having made daily calls to Barclays and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Barclays conveyancing panel. Are Barclays entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Crowland solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Crowland postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Crowland.
How does conveyancing in Crowland differ for new build properties?
Most buyers of new build premises in Crowland contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Crowland tend to buy the real estate, 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 property lawyers 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 Crowland or who has acted in the same development.
My husband and I are FTB’s - agreed a price, but the property agent told us that the owners will only move forward if we appoint their chosen conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer used to conveyancing in Crowland
It is improbable the sellers are behind this. If they desire ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you are going to instruct your preferred Crowland conveyancing solicitors - not the ones that will provide the negotiator at the agency a introducer fee or meet his conveyancing figures demanded by head office.
My conveyancers in Crowland have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the lender directly.