I was told recently by my lender that my Clare property lawyer is not on the bank Conveyancing panel. What can I do to be certain that this is indeed the case?
The first thing you need to do is to contact your Clare conveyancer. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may recommend you to a Clare conveyancing practice that is on the conveyancing panel for your bank.
I need some expedited conveyancing in Clare as I have a deadline to exchange contracts in less than one month. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are not obtaining a mortgage you are at liberty not to have searches conducted although no law firm would suggest that you don't. With lots of history conveyancing in Clare the following are examples of issues that can appear and therefore impact future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...
I acquired my house on 10 November and the transaction details is yet to be registered. Should I be concerned? My conveyancing solicitor in Clare advises it should be concluded in less than a month. Are transfers in Clare uniquely lengthy to register?
As far as conveyancing in Clare registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timeframes can adjust subject to who lodges the application, whether there are errors and whether the Land registry need to notify any interested persons or bodies. As of today approximately 80% of such applications are completed in less than three weeks but occasionally there can be longer hold-ups. Historically registration occurs once the new owner is living at the property therefore an expedited registration is not typically top priority yet where there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Clare is the location of the property. Can you shed any light on this issue?
Flying freeholds in Clare are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Clare you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clare may determine 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 residence.
We're FTB’s - had an offer accepted, yet the agent told us that the owners will only go ahead if we use their recommended solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Clare
It is improbable the sellers are behind this. Should the owner want ‘a quick sale', turning down a genuine purchaser is not the way to achieve this. Bypass the agents and go straight to the owners and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you intend to use your own,trusted Clare conveyancing lawyers - rather thanthose that will earn their negotiator at the agency a referral fee or meet his conveyancing targets set by head office.