Can you clarify what the consequences are if my lawyer’s firm is suspended from the Santander Solicitor panel ahead of completing my conveyancing in Poppleton and Bishopthorpe?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My friend advised me that where I am purchasing in Poppleton and Bishopthorpe I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Poppleton and Bishopthorpe conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Poppleton and Bishopthorpe around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Poppleton and Bishopthorpe Education with maps and statistics, Local Amenities and other useful information concerning Poppleton and Bishopthorpe.
How does conveyancing in Poppleton and Bishopthorpe differ for newly converted properties?
Most buyers of new build premises in Poppleton and Bishopthorpe approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because builders in Poppleton and Bishopthorpe usually acquire 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 property lawyers 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 Poppleton and Bishopthorpe or who has acted in the same development.
Am I right to be wary that third parties that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a High Street Poppleton and Bishopthorpe conveyancing practice?
As with many professional services, often suggestions from relatives can be most helpful. Nevertheless there are numerous players in a conveyancing matter; estate agents, mortgage brokers and banks might all suggest conveyancers to appoint. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You are at liberty to choose your own lawyer. However, bear in mind that most lenders specify a panel list of lawyers you are obliged to use for the mortgage aspect of your conveyancing.
At what point do I cover the costs of the Stamp Duty Land Tax payable for my purchase in Poppleton and Bishopthorpe?
The majority of property lawyers will fill out a stamp duty return on your behalf as part of your Poppleton and Bishopthorpe purchase transaction for signature. After completion your lawyer will submit your Land Transaction Return Form to the Tax Authorities and - as long as they have the money - pay any Stamp Duty due for you.