My fiance and I are hoping to acquire a property in Heathfield and are in fact using a Heathfield conveyancing practice. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Norwich and Peterborough Building Society have this morning contacted us to advise us that there is now an issue as our Heathfield solicitor is not on their approved list of lawyers. Is this a problem?
If you are buying a property with the assistance of a mortgage it is usual for the purchasers' lawyers 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 Quality Scheme. Your property lawyer should contact your mortgage company 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 don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Heathfield lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
Various web forums that I have come across warn that are the number one reason for stalling in Heathfield conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays during the legal transfer of property. Searches are unlikely to feature in any slowing down conveyancing in Heathfield.
Just acquired a semi-detached house in Heathfield , how long should it take for the Land Registry to register my ownership? My Heathfield conveyancing solicitor works at snail pace, so I want to be certain the registration formalities are addressed.
There is nothing unique about conveyancing in Heathfield registration formalities. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether it is in order and whether the Land registry need to notify any interested persons or bodies. As of today in the region of 80% of such applications are fully addressed in less than three weeks but some can be subject to longer hold-ups. Historically registration occurs after the purchaser has moved in to the property so post completion formalities is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers should speak with the land registry and explain the circumstances.
I opted to have a survey carried out on a property in Heathfield prior to appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some banks will not issue a loan on this type of premises.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Heathfield. Conveyancing may be slightly more expensive based on your lender's requirements.
I am using a search engine for the phrase cheap conveyancing in Heathfield it reveals many property lawyersin the area. How do I determine which is the suitable solicitor for purchase transaction?
The preferential method of finding the right conveyancer is through a trusted testimonial, so ask colleagues and family who have purchased a property in Heathfield or a respected estate agent or financial adviser. Charges for conveyancing in Heathfield vary, so it's a good idea to secure at least four estimates from varying types of property lawyers. Dont forget to clarify that the fees are fixed.