When will exchange of contracts take place for domestic conveyancing in Valley and am I required to be at the conveyancers branch?
If you are round the corner to one of the conveyancing solicitors in Valley you are welcome to attend to sign documents. That being said, the firms we recommend provide countrywide coverage for conveyancing and provide just as detailed and professional a job for you when dealing with you digitally. The signing of the property agreement is not when everything is set in stone. A signed contract simply enables the firm to officially exchange at the suitable time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Valley)to be in the office available at the end of the phone to exchange contracts.
Do the Building Society Association intend to launch a search tool with a view to list solicitors on the Norwich and Peterborough Building Society conveyancing panel for example in Valley?
Lexsure has not been advised of any intention on the part of the BSA to promote such a search facility.
I am being advised by my solicitor that defective lease insurance is necessary on my purchase. What is the level of cover for Valley conveyancing?
The appropriate level of defective lease indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Skipton Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
I happen to be the single beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Valley. The Valley property was put into my name in September. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the house in September. Do I have to wait half a year to sell?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How practical a view lenders take of it, depend on the lender as this requirement is principally there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
I had an offer accepted on a house in Valley on 12/8/2025, valuation was booked 2 days later, all came back fine. Conveyancer appointed, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I need some expedited conveyancing in Valley as I have an ultimatum to sign on the dotted line in less than one month. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are not obtaining a mortgage you are at free not to have searches conducted although no conveyancer would suggest that you don't. Drawing on years of experience of conveyancing in Valley the following are examples of issues that can appear and therefore affect market value: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...
My wife and I purchased a semi-detached Georgian property in Valley. Conveyancing practitioner represented me and Alliance & Leicester . I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Valley 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 lenders. You can also question the situation with your conveyancing solicitor who conducted the work.