My home in Ruabon is up for sale and I have a purchaser. Does the conveyancer have to be required to be on the Leeds Building Society conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
How does conveyancing in Ruabon differ for new build properties?
Most buyers of new build or newly converted property in Ruabon contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Ruabon typically 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 accustomed to new build conveyancing in Ruabon or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Ruabon prior to instructing conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies tend refuse to give a mortgage on a flying freehold premises.
It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ruabon. Conveyancing will be smoother if you use a solicitor in Ruabon especially if they are accustomed to such properties in Ruabon.
Do I need to be suspicious by brokers that I am dealing with are suggesting a national conveyancing firm rather than a local Ruabon conveyancing firm?
As is the case with many service providers, often input from relatives can be extremely useful or valuable. But there are many people with a vested interest in a conveyancing matter; estate agents, financial adviser and lenders might all recommend lawyers to select. On occasion the lawyers might be known to one of the organisations as being good in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You have the right to appoint your preferred lawyer. However, bear in mind that many lenders specify a panel list of law firms you are obliged to use for the lender aspect of your home move.
I bought a flat in Ruabon last 1/7/2024 and to date it is still not recorded with HM Land Registry. It was part of a new estate and my property lawyer told me that it may take over a year to complete the registration formalities. I have called HM Land Registry directly and they say that the original application was cancelled due to questions not being addressed in time. What can I do?
It is your conveyancer that you must get in touch with in order to satisfy any questions which have arisen as part of the registration formalities for your Ruabon property. Normal Ruabon conveyancing practice includes an undertaking on the part of the previous owner’s conveyancing practitioner that they will help resolve any registration raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.