My wife and I are planning to buy a home in Mosborough and are in fact using a Mosborough conveyancing firm. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. The Royal Bank of Scotland have this morning contacted us to advise us that they have now hit a problem as our Mosborough conveyancer is not on their conveyancing panel. Please explain?
If you are buying a property requiring a mortgage it is standard for the purchasers' solicitors to also act for the purchaser's lender. 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 Accreditation Scheme. Your property lawyer should contact your bank and see 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 are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Mosborough solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
I am in a contract race with another prospective purchaser for a property in Mosborough. What can I do to expedite the conveyancing process?
In the event that the seller is applying time constraints for your conveyancing it is highly recommended that your solicitor is familiar with the location as they will have local connections and knowledge. It is possible that they could have conducted previoushomes in the same road. Therefore consider using a Mosborough conveyancing solicitor. Second, check that the lawyer is on the on the approved list for your mortgage company. It is believed that nearly one in five of Mosborough conveyancing transactions are delayed or jeopardised after finding out that a purchaser’s lawyer was not on their banks panel. In many cases this discovery resulted in the transaction being delayed by almost three weeks. It is said that this issue affects in the region of 100,000 home moves every year. Many Mosborough conveyancing practices can not represent certain banks so do check at the outset.
We see that you have a post code search directory listing firms on the Clydesdale conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Mosborough?
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 Mosborough.
I completed on my house on 12 July and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Mosborough said it would be concluded inside ten days. Are properties in Mosborough uniquely lengthy to register?
As far as conveyancing in Mosborough registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether it is in order and if the Land registry have to notify any interested parties. At present in the region of three quarters of submission are completed in less than three weeks but occasionally there can be extensive delays. Historically registration occurs once the buyer has moved in to the property therefore post completion formalities is not usually top priority yet where there is a degree of urgency associated with the registration then you or your solicitor should speak with the land registry and explain the circumstances.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in Mosborough I like with open areas and railway links in the vicinity, however it's only got 51 remaining years left on the lease. I can't really find anything else in Mosborough suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the shortness of the lease will likely be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can 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 with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.