My fiance and I are looking to buy a house in Downham Market and have appointed a Downham Market conveyancing practice. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Santander have this morning contacted us to inform me that there is now an issue as our Downham Market lawyer is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' solicitors to also represent 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 Accreditation Scheme. Your property lawyer 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 are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Downham Market lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
When does exchange of contracts happen for residential conveyancing in Downham Market and do I need to be at the solicitors office?
If you are round the corner to one of the conveyancing solicitors in Downham Market you are welcome to attend to sign documents. However, the firms we recommend supply a national conveyancing service and provide just as detailed and professional a job for you when dealing with you by post or email. The executing of the purchase agreement is not the point of no return. A signed contract is necessary for the firm to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Downham Market)to be in the office available at the end of the phone to exchange contracts.
I am assisting my niece sell her house in Downham Market. Will the conveyancer order the EPC or do I organise this?
Following the demise of Home Packs, energy assessments remained a mandatory component of moving property. An energy assessment must be commissioned prior to the property being advertised. It is not something that law firms normally arrange. If you are using a Downham Market conveyancing solicitor they might be willing to arrange energy performance certificates due to their contacts with reputable Downham Market energy assessors
How can we know in advance if a Downham Market conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Downham Market obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor handling your conveyancing.
I'm in the process of viewing flats in Downham Market and I am now considering a potential offer. Should I already have a property lawyer appointed at this stage? I will be getting a home loan with Coventry BS.
It would be sensible to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are taking out a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.
I decided to have a survey done on a house in Downham Market in advance of appointing lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies tend refuse to issue a mortgage on a flying freehold property.
It varies from the lender to lender. Lloyds has different instructions from Halifax. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Downham Market. Conveyancing will be smoother if you use a solicitor in Downham Market especially if they regularly deal with such properties in Downham Market.
Should I be suspicious that third parties that I am dealing with are encouraging me to use a web based conveyancing firm rather than a local Downham Market conveyancing firm?
As is the case with many professional services, often suggestions from connections can be most helpful. Yet there are many people with a keen interest in a conveyancing deal; estate agents, mortgage brokers and banks might all recommend conveyancers to retain. Sometimes these solicitors might be known to one of the organisations as experts in their field, but occasionally there is an underlying financial incentive behind the recommendation. You are free to choose your preferred conveyancer. Don't forget that the majority of lenders specify a panel list of law firms you are obliged to use for the lender aspect of your transaction.