We are hoping to buy a 2 bedroom apartment in Redland with a mortgage. We would like to retain our Redland lawyer, however the lender says he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Redland conveyancer as well as pay for one of their panel ones to represent them. We regard this is inequitable; can we not insist that the mortgage company use our Redland lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Redland conveyancing lawyer to apply to be on the conveyancing panel.
Can I use your services to find a Conveyancing solicitor in Redland even where I’m not buying or selling a house, for instance if I wish to buy a shop in Redland with a loan from Platform Home Loans Ltd?
Our comparison service is mainly used to get a quote from residential conveyancing solicitors in Redland but we have recorded towards the bottom of this page some Redland commercial conveyancing firms. You should make contact with the solicitors directly to establish if they are also authorised to represent Platform Home Loans Ltd
Should our lawyer be raising enquiries regarding flooding during the conveyancing in Redland.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Redland. There are those who acquire a property in Redland, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, however there are a various searches that may be initiated by the purchaser or by their solicitors which should give them a better understanding of the risks in Redland. The standard completed inquiry forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the vendor to determine if the premises has suffered from flooding. If the property has been flooded in past and is not notified by the vendor, then a purchaser may commence a claim for damages stemming from an incorrect answer. The buyer’s solicitors should also conduct an environmental search. This should indicate if there is any known flood risk. If so, additional inquiries will need to be made.
Have purchased a a terraced house in Redland , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Redland conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are addressed.
There is nothing unique about conveyancing in Redland registration formalities. As opposed to being determined by geographic area, timeframes can vary according to who lodges the application, whether it is in order and whether the Land registry communicate with any 3rd parties. As of today approximately three quarters of submission are fully dealt with within 12 days but some can be subject to protracted hold-ups. Historically registration takes place once the purchaser has moved in to the property so an expedited registration is not typically top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Redland differ for new build properties?
Most buyers of new build residence in Redland approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because builders in Redland usually purchase 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 property lawyers 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 Redland or who has acted in the same development.