It has come to my attention via my mortgage adviser that my Warfield lawyer is not on the mortgage company Solicitor panel. What can I do to check?
The first thing you need to do is to call your Warfield conveyancer. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
It is is a decade since I acquired my house in Warfield. Conveyancing solicitors have now been instructed on the sale but I can't locate my deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be kept by your lender or they may stored with the lawyers who oversaw the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Warfield involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
I used Wolstenholmes several years past for my conveyancing in Warfield. I now require my papers however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Warfield of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Warfield differ for newly converted properties?
Most buyers of new build property in Warfield come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in Warfield typically buy 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 conveyancing solicitors 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 used to new build conveyancing in Warfield or who has acted in the same development.
I have miscalculated my finances and am a few thousand pounds short a 10% deposit on my flat purchase in Warfield , but I am keen go ahead. Do I have options?
One option is to try and agree a lesser deposit. Most sellers will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment