Me and my partner are hoping to purchase a 1 bedroom flat in Rye with a mortgage. We like our Rye solicitor, but the bank says she’s not on their "panel". We have to appoint one of the bank panel solicitors or retain our Rye lawyer and pay for one of their panel firms to represent them. We regard this is unjust; are we not able to require that the mortgage company use our Rye property lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Rye conveyancing solicitor to apply to be on the conveyancing panel.
Can the conveyancing lawyers identified via your search tool handle auction conveyancing in Rye?
We know of a few niche solicitors we can put you in touch with those who can conduct auction conveyancing. Rye is one of our areas of where our lawyers cover.
My bid for a property was accepted at auction in Rye. Conveyancing is necessary. What is next?
Given that you have now exchanged you will need to hire the services of a conveyancing solicitor as a matter of urgency as you are facing a pending a drop dead date to complete the conveyancing. An auction property should have a bespoke auction pack. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You need to hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds organised to complete the transaction on the set completion date.
This question may be naive but I am new to the process as a 1st time purchaser of a ground floor flat in Rye. Do I receive the keys to the premises on the completion date from my lawyer? If so, I will find a local conveyancing solicitor in Rye?
On the day of completion you do not need to attend the conveyancers office in Rye. Conveyancing lawyers for you will transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you will be called to receive the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.
Two weeks ago we had a mortgage agreed in principle with Yorkshire BS. Rye conveyancing practitioners were selected. What is the average time that one could expect to receive a mortgage offer from Yorkshire BS?
Some lenders take longer than others. Have Yorkshire BS conducted the survey? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Rye?
Its becoming the norm that commercial conveyancing solicitors in Rye will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Rye. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Rye.
For every commercial conveyancing transaction in Rye it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Rye commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Rye.
I have a semi-detached Georgian house in Rye. Conveyancing practitioner represented me and Yorkshire Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rye and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing lawyer who conducted the work.