I had intended to instruct a conveyancing solicitor in Geddington for our house move. Our broker informed us that our mortgage lenders Santander won't deal with them. Why is this not regarded as unfair competition?

A decade ago most banks had a different appetite for risk. Almost all Geddington conveyancing firms would have been on many lender panels. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms regarding their operations and their employees and establishing certain criteria such a completing on a minimum number of conveyancing. Many Geddington conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Geddington is amongst the many areas where the lawyers we recommend are are approved Santander.

I require quick conveyancing in Geddington as I am faced with pressure to complete in less than 2 weeks. Thankfully I do not need a mortgage. Can I escape the need for conveyancing searches to save money and time?

If.Given you are not getting a mortgage you have the choice not to have searches carried out although no lawyer would advise that you don't. With lots of history conveyancing in Geddington the following are examples of issues that can appear and adversely impact future saleability: Enforcement Actions, Outstanding Fees, Overdue Grants, Railway Schemes,...

Have completed on a a terraced house in Geddington , how long will it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Geddington conveyancing solicitor has been painfully slow, so I want to check the registration formalities are concluded.

There is nothing unique about conveyancing in Geddington registration formalities. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether it is in order and whether the Land registry communicate with any third parties. At present approximately 80% of submission are fully addressed within 12 days but some can be subject to protracted hold-ups. Registration is effected once the new owner has moved in to the premises so an expedited registration is not always primary concern yet if it is urgent that the the registration takes place urgently then you or your conveyancer could speak with the land registry and explain the circumstances.

Over the last few months I have been searching for a flat up to £195,000 and identified one close by in Geddington I like with open areas and railway links nearby, the downside is that it only has 52 years on the lease. There is not much else in Geddington for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a home loan the shortness of the lease will be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

My cousin is buying a shared ownership flat in Geddington. He has received an estimate by the solicitor recommended by the selling agents totaling £1300 . It was ten years ago I sold and purchased a property and it cost was £500. Have fees really gone up that much?

We would recommend that you e-mail two or three local Geddington conveyancing firms requesting estimates. It is advisable to base your selection not only on cost, but on promptness and on how comprehensive the response was.