My partner and I are planning to acquire a house in Walton Merseyside and have appointed a Walton Merseyside conveyancing practice. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Accord Mortgages Ltd have this morning contacted us to inform me that they have now hit a problem as our Walton Merseyside lawyer is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' lawyers to also represent 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 property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Walton Merseyside lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
My wife and I are soon to complete buying a property in Walton Merseyside but as a consequence of damage from a small fire at the property I have managed to agree reparation from the current proprietors in the sum of £2k by way of a adjustment in the price. This was going to be dealt with as part of a side agreement yet Coventry BS will not agree to this. Should they have been notified?
Your conveyancing practitioner being on the Coventry BS conveyancing panel is obliged to disclose to Coventry BS of any amendments to the sale price. If you prohibit your property lawyer to disclose the price change to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new conveyancer for your conveyancing in Walton Merseyside.
Have purchased a a semi-detached house in Walton Merseyside , how long will it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Walton Merseyside conveyancing solicitor works at snail pace, so I want to be certain that my ownership is registered.
As far as conveyancing in Walton Merseyside is concerned, registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether it is in order and whether the Land registry communicate with any other parties. As of today roughly 80% of submission are fully dealt with within two weeks but occasionally there can be longer delays. Historically registration is effected after the new owner has moved in to the property so post completion formalities is not usually top priority but where there is a degree of urgency associated with the registration then you or your conveyancer could speak with the land registry and explain the circumstances.
I need to find a conveyancing solicitor for my conveyancing in Walton Merseyside. I've land on a web site which looks to be the ideal answer If there is a chance to get all formalities done via web that would be ideal. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I bought a property in Walton Merseyside last 2/8/2024 and to date it is still not registered with HM Land Registry. It is part of a new estate and my lawyer told me that it can take twelve months to complete the registration formalities. I have spoken with the Land Registry directly and they have informed me the initial application was cancelled due to failure to reply to requisitions. What can I do?
Contact your conveyancer - if you are not getting sensible responses, find out about their internal complaints procedure and escalate your concerns to a Partner. Registrations for Walton Merseyside conveyancing are not known to be significantly delayed.