I am considering mortgaging my property in Hope, does my lawyer have to be on the Coventry BS Conveyancing panel?
In theory, you could use a solicitor that is not on the Coventry BS conveyancing panel, but Coventry BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I completed on my home on 16 September and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Hope expressed confidence that it should be concluded inside ten days. Are properties in Hope particularly slow to register?
As far as conveyancing in Hope is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can vary depending on who lodges the application, whether it is in order and if the Land registry have to notify any interested parties. As of today approximately 80% of submission are fully addressed in less than three weeks but some can be subject to extensive hold-ups. Historically registration takes place once the buyer is living at the property therefore an expedited registration is not typically primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, no chain conveyancing. Hope is where the house is located. Is there any advice you can give?
Flying freeholds in Hope are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hope you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hope may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How simple is it to switch conveyancer as I need to instruct a firm on the Lloyds TSB Bank conveyancing panel. I was using a local conveyancing solicitor in Hope round the corner but she is not accepted by Lloyds TSB Bank
We will our best to assist in finding you a conveyancing solicitor in Hope on the Lloyds TSB Bank panel. Please note that the solicitors that we work with do not pay us fee if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in Hope. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Hope.
I have miscalculated my finances and am a few thousand pounds short a 10% deposit on my apartment purchase in Hope , but I am anxious go ahead. Do I have options?
You can accept a lower deposit. Most sellers will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute