Do banks and building societies provide you with an approved list of Windermere conveyancing solicitors? How do you know who is on the RBS conveyancing panel?
Windermere conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
We are close to exchanging contracts on the sale of our home in Windermere and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Windermere lawyer would know that there is no such problem. It does beg the question why the buyers used a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Windermere. Having lived in Windermere for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing firm already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
How does conveyancing in Windermere differ for new build properties?
Most buyers of new build premises in Windermere come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Windermere tend to purchase the real estate, 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 Windermere or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Windermere is the location of the property. Can you offer any advice?
Flying freeholds in Windermere are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Windermere you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Windermere may ascertain 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 premises.
My partner has suggested that I instruct his conveyancing solicitors in Windermere. Should I use them?
No doubt it’s preferable to choose a conveyancing practitioner is to seek recommendations from friends or family who have actually used the conveyancer you're are thinking of instructing.