Do all mortgage companies provide you with an approved list of Northwich conveyancing solicitors? How do you know who is on the Coventry BS conveyancing panel?
Northwich conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Northwich. Do I collect the keys to the house on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Northwich?
On the day of completion you do not need to attend the conveyancers office in Northwich. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s lawyers, and once they have received this, you will be called to collect the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.
When it comes to lenders such as TSB, do Northwich lawyers have to pay an annual charge to be on the conveyancing panel?
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.
After shopping around on the internet I have found a Northwich lawyer having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Northwich surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I own a 4 bedroom Victorian house in Northwich. Conveyancing practitioner represented me and Alliance & Leicester . I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Northwich and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing lawyer who conducted the purchase.
How does conveyancing in Northwich differ for new build properties?
Most buyers of new build residence in Northwich come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Northwich 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 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 accustomed to new build conveyancing in Northwich or who has acted in the same development.
We're first time buyers - agreed a price, yet the estate agent advised that the vendor will only move forward if we use the agent's chosen solicitors as they want a ‘quick sale’. We would rather use a family conveyancer accustomed to conveyancing in Northwich
We suspect that the owner is unaware of this ultimatum. If they want ‘a quick sale', alienating a motivated buyer is going to damage their objectives. Speak to the vendors direct and explain that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you intend to instruct your own,trusted Northwich conveyancing lawyers - not the ones that will earn the negotiator at the agency a commission or meet his conveyancing targets pre-set by corporate headquarters.