I am expecting a mortgage offer from Lloyds. I would like to employ the services of a Licensed Conveyancer in Martlesham Heath. Does the Lloyds Solicitor panel include Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I have been told that property searches are the number one reason for obstruction in Martlesham Heath conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of delay in conveyancing in Martlesham Heath.
How does conveyancing in Martlesham Heath differ for new build properties?
Most buyers of new build premises in Martlesham Heath approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Martlesham Heath tend to acquire the real estate, 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 used to new build conveyancing in Martlesham Heath or who has acted in the same development.
As co-executor for the estate of my grandfather I am disposing of a residence in Swansea but I am based in Martlesham Heath. My solicitor (based 300 miles from mehas requested that I sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Martlesham Heath who can attest and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are Martlesham Heath based
My wife and I are purchasing a garden flat in Martlesham Heath. At the point of instructing our conveyancer, they said that they were on all mainstream bank panels. Our financial adviser emailed just now to advise that they don't seem to be on the Bank of Ireland approved list. Should that be true, what should we do? Should we just find a different property lawyer that is on their approved list or should we cover the costs for dual representation, with Bank of Ireland appointing their own approved solicitor.
If you are purchasing a property needing a mortgage it is normal for the purchaser’s solicitors to also represent the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the lawyer has to satisfy. Some lenders now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should call Bank of Ireland to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Bank of Ireland's conveyancing panel and you may continue to use your own Martlesham Heath solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the equation.