Much to our surprise we have been informed by our lender that my Wisbech property lawyer is not on the lender Solicitor panel. What can I do to be certain whether this is indeed the case?
The best course of action for you to take is to contact your Wisbech lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they may recommend you to a Wisbech conveyancing firm that is on the approved list of lawyers for your mortgage company.
As someone clueless as to the Wisbech conveyancing process what’s the number one tip you can impart concerning the legal transfer of property in Wisbech
Not many law firms shout this from the rooftops but conveyancing in Wisbech and elsewhere in Cambridgeshire is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of opportunity for friction between you and other parties involved in the legal transfer of property. For instance, the vendor, estate agent and even potentially your mortgage company. Choosing a solicitor for your conveyancing in Wisbech is a critical decision as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to look after your legal interests and to keep you safe.
There is a definite emergence in the "blame" culture- someone must be at fault for the process taking so long. You should always trust your lawyer above the other players when it comes to the legal assignment of property.
The deeds to my house can not be found. The lawyers who conducted the conveyancing in Wisbech 5 years ago no longer exist. What are my next steps?
As long as the title is registered the information relating to your proprietorship will be retained by HMLR under a Title Number. It is possible to execute a search at the Land Registry, find your house and secure up to date copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
Due to the guidance of my in-laws I had a survey completed on a property in Wisbech before instructing conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some lenders will not issue a mortgage on a flying freehold premises.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wisbech. Conveyancing may be slightly more expensive based on your lender's requirements.
I am seeking to acquire a repossessed property in Wisbech and the vendor demand completion inside a month. Do conveyancers complete in this timeframe? Would it be better to instruct a local Wisbech firm or an online organisation that advertises to offer speedy conveyancing?
Visit your Wisbech high street. Pop in to a couple of firms and request to talk to a conveyancing solicitor for a quote. Discuss your situation and seek assurances on speed. Choose the firm that appears most genuine. Make sure to use a solicitor on the list of property lawyers who can act for your lender.