We note that you have a post code search directory identifying solicitors on the Clydesdale conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Liskeard?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Liskeard.
We have a mortgage agreed in principle with TSB. Liskeard conveyancing solicitors are appointed. What is the average time that one could expect to receive a mortgage offer from TSB?
Some lenders take longer than others. Have TSB done the valuation? Have you informed TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My partner and I are spending time looking at flats in Liskeard and I am about to put in an offer. Should I already have a lawyer appointed at this stage? I will be getting a mortgage with HSBC.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are obtaining a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.
I am due to exchange contracts on my house. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being difficult. The Liskeard solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Liskeard differ for new build properties?
Most buyers of new build premises in Liskeard approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Liskeard usually buy the land, 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 conveyancers 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 Liskeard or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Liskeard is where the house is located. Can you offer any opinion?
Flying freeholds in Liskeard are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Liskeard 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 Liskeard may determine 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 residence.
I have been informed by many family members that it may take six to eight weeks for Liskeard conveyancing to complete.This was 3 ago. The draft contract was only received from the vendors conveyancing practitioner last week so does the time start running now?
You should be realistic about timing. Moving home in Liskeard usually takes about two months. This timeframe is not because conveyancer are slow and deliberately delay matters. The level of money involved in purchasing any residence is so high, the purchaser's solicitor needing to raise a whole range of questions, searches and supplemental checks to protect the purchaser and their lender (if there is to be a mortgage) from expensive, avoidable problems. These checks involves getting information from various different parties, for example other conveyancer, local councils, private companies, mortgage companies. Some of these are efficient. Others aren't. It is worth noting that, no matter how quickly your conveyancer do their work, if the people you are buying from or are selling to aren't ready, nothing can move forward until they are.