Can you clarify what the consequences are if my lawyer’s firm is expelled from the Santander Conveyancing panel ahead of completing my conveyancing in Murton?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My father pointed out to me me that in purchasing a property in Murton there may be various restrictions preventing external alterations to the property. Is this right?
We are aware of a number of properties in Murton which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Murton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My wife and I buying a end of terrace house in Murton. Our aim is to carry out an extension to the side at the property.Will the conveyancing process involve enquiries to see if these works are allowed?
Your conveyancer should check the deeds as conveyancing in Murton will occasionally reveal restrictions in the title deeds which prohibit categories of alterations or require the permission of a 3rd party. Many extensions call for local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
Last month we had a mortgage agreed in principle with Aldermore. Murton conveyancing practitioners are appointed. How long does it take for Aldermore to issue the offer to the property lawyer?
Some lenders take longer than others. Have Aldermore conducted the valuation? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The lawyers who did the conveyancing in Murton 5 years ago are no longer around. What are my options?
These day there are copies made of almost everything, and your conveyancer will know precisely where to look for all the suitable paperwork so you may purchase or dispose of your property without a hitch. If duplicates can’t be found, your lawyer can put in place insurance or indemnities against future claims on your premises.
How does conveyancing in Murton differ for newly converted properties?
Most buyers of new build residence in Murton come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is constructed. This is because developers in Murton tend to acquire the site, 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 Murton or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Murton is the location of the property. Can you offer any guidance?
Flying freeholds in Murton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Murton you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Murton 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.