My partner and I are planning to acquire a property in Ringmer and are in fact using a Ringmer conveyancing practice. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Accord Mortgages Ltd have this morning contacted us to advise us that they have now hit a problem as our Ringmer lawyer is not on their conveyancing panel. Please explain?
Where you are buying a property with the assistance of a mortgage it is normal for the purchasers' solicitors to also act for the mortgage company. 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 solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Ringmer lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
My wife and I purchased a renovated Edwardian house in Ringmer. Conveyancing solicitor represented me and Barclays . I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ringmer and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing lawyer who conducted the conveyancing.
How does conveyancing in Ringmer differ for new build properties?
Most buyers of new build property in Ringmer come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is finished. This is because new home sellers in Ringmer typically purchase 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 accustomed to new build conveyancing in Ringmer or who has acted in the same development.
Is there anything unique about your site and other internet conveyancing solicitors when it comes to conveyancing in Ringmer?
At this site get a fixed fee costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in Ringmer. As opposed to estate agents and many comparison sites we do not charge firms a commission if you select them for your conveyancing in Ringmer
Am I better off to use a Ringmer conveyancing solicitor based in the area that I am buying? We have a good friend who can handle the legal formalities however they are based a couple of hundredmiles away.
The primary upside of using a high street Ringmer conveyancing firm is that you can visit the firm to execute documents, deliver your identification documents and pester them if necessary. They will also have local intelligence which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were impressed that must trump using an unknown Ringmer conveyancing lawyer solely due to them being based in the area.