The property market in Stockton on Tees is heating up. What can I do to accelerate the conveyancing process?
In a situation where you are under a tight deadline for your conveyancing we would recommend that your lawyer is familiar with the area as they will have local relationships and intelligence. It is possible that they may have conducted otherproperties in the same road. Therefore consider using a Stockton on Tees conveyancing lawyer. In addition, make sure that the conveyancing firm is on the lender panel. It is believed that just under twenty per cent of Stockton on Tees conveyancing deals are delayed or derailed after finding out that a buyer’s lawyer was not on their mortgage lender’s panel. This can often result in the home move being frustrated by an average of three weeks. It is claimed that this issue impacts in the region of 100,000 home moves annually. Many Stockton on Tees conveyancing practices can not act for certain banks so do check as early as possible.
This question may be naive but I am unexperienced as FTB of a garden flat in Stockton on Tees. Do I collect the keys to the property on completion from my lawyer? If so, I will instruct a local conveyancing solicitor in Stockton on Tees?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you will be invited to collect the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
How can we know in advance if a Stockton on Tees conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Stockton on Tees getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer handling your transaction.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Stockton on Tees solicitor on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
A friend advised me that if I am buying in Stockton on Tees I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Stockton on Tees conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Stockton on Tees around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data regarding Stockton on Tees.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Stockton on Tees is the location of the property. Can you offer any guidance?
Flying freeholds in Stockton on Tees are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stockton on Tees you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stockton on Tees 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 property.
We're first time buyers - agreed a price, but the selling agent told us that the owners will only proceed if we use the agent's preferred conveyancers as they need an ‘expedited deal’. My instinct tells me that we should use a local solicitor used to conveyancing in Stockton on Tees
It is unlikely the vendors are driving this. Should the owner require ‘a quick sale', turning down a serious purchaser is counter productive. Speak to the vendors direct and explain that (a)you are serious purchasers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you will continue to use your preferred Stockton on Tees conveyancing lawyers - as opposed tothe ones that will provide their estate agent a kickback or hit his conveyancing targets pre-set by senior management.