My property lawyer in Little Burstead is not listed on the Barnsley Building Society Approved Panel. Is it possible for me to retain my prefered solicitor notwithstanding that they are excluded from the Barnsley Building Society approved list?
The limited options open to you here include:
- Carry on with your preferred Little Burstead solicitors but Barnsley Building Society will need to instruct a conveyancer on their list of acceptable firms. This will result in additional overall legal charges and result in frustration.
- Choose a new solicitor to to deal with the conveyancing, obviously checking they are Barnsley Building Society approved.
- Try to convince your Barnsley Building Society solicitor to seek to join the Barnsley Building Society panel
I happen to be the single recipient of my late mum's estate with all property in now in my sole name, including the house in Little Burstead. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the property in December. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Some lenders would take a practical view as this obligation is chiefly there to capture the purchase and immediately sell or the quick reselling of property.
When it comes to lenders such as Barclays, do Little Burstead property lawyers incur a yearly amount to be on the list of approved solicitors?
We are unaware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I am currently in the process of buying my council flat in Little Burstead. I have a mortgage agreed with Bank of Ireland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
Should our lawyer be raising questions about flooding during the conveyancing in Little Burstead.
The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Little Burstead. There are those who acquire a property in Little Burstead, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, but there are a numerous checks that may be initiated by the purchaser or by their solicitors which should figure out the risks in Little Burstead. The standard information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to discover whether the property has ever been flooded. If flooding has previously occurred and is not revealed by the vendor, then a buyer could commence a compensation claim resulting from an inaccurate response. A buyer’s solicitors may also order an environmental search. This will indicate if there is any known flood risk. If so, more detailed inquiries will need to be initiated.
The deeds to our house can not be found. The lawyers who handled the conveyancing in Little Burstead 4 years ago have long since closed. What do I do?
Gone are the days when you need to have the physical official documentation to evidence that you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.
How does conveyancing in Little Burstead differ for new build properties?
Most buyers of new build premises in Little Burstead contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is built. This is because house builders in Little Burstead usually purchase the site, 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 Little Burstead or who has acted in the same development.