I am selling my maisonette in Ravensthorpe and the EA has just called to say that the purchasers are appointing a new law firm. The excuse is that the lender will only deal with property lawyers on their conveyancing panel. On what basis would a major lender only deal with specific law firms rather the firm that they want to select for their conveyancing in Ravensthorpe ?

Mortgage companies have always had panels of law firms they are content to work with, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.

I purchased my apartment on 2 September and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Ravensthorpe advises it will be dealt with inside ten days. Are properties in Ravensthorpe uniquely lengthy to register?

As far as conveyancing in Ravensthorpe registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether it is in order and if the Land registry have to notify any 3rd persons or bodies. At present approximately three quarters of submission are fully dealt with within 12 days but some can be subject to extensive delays. Historically registration occurs once the buyer has moved in to the property thus registration formalities is not always an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers must speak with the land registry and explain the circumstances.

How does conveyancing in Ravensthorpe differ for new build properties?

Most buyers of new build property in Ravensthorpe come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is completed. This is because developers in Ravensthorpe typically buy the real estate, 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 Ravensthorpe or who has acted in the same development.

I have been on the look out for a ground for flat up to £235,500 and identified one round the corner in Ravensthorpe I like with open areas and station in the vicinity, however it only has 49 years on the lease. There is not much else in Ravensthorpe suitable, so just wondered if I would be making a mistake buying a short lease?

If you require a mortgage that many years will likely be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.

My business partner and I are planning to lease a unit on a shopping parade. Can you recommend conveyancers offering competitive fees for commercial conveyancing in Ravensthorpe for under 1500k?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Ravensthorpe, including the sale and acquisition of businesses as well as simply property. Whether you are intending to buy or lease a shop, pub, restaurant, office, retail premises or a complete business we can find you the right solicitor. Regarding the fees this will depend on the structure and complexity of the proposed transaction. Please provide us with your details or phone us so that we may supply you with comprehensive commercial conveyancing calculation.