What is the first thing I need to know about purchase conveyancing in Sedbergh?

You may not hear this from too many lawyers but conveyancing in Sedbergh or throughout England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there exists lots of room for conflict between you and other parties involved in the transaction. For example, the seller, estate agent and even potentially your mortgage company. Choosing a solicitor for your conveyancing in Sedbergh an important selection as your conveyancer is your adviser, and is the ONLY person in the transaction whose interest is to act in your legal interests and to keep you safe.

On occasion a third party with a vested interest may try and persuade you that you should follow their advice. For instance, the estate agent may claim to be helping by claiming that your solicitor is slow. Or your mortgage broker may advise you to do take action that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

What happens if my solicitor is removed from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Sedbergh?

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 for a fee.

Is it correct that all Sedbergh CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing panel?

A selection of banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

I am selling my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being difficult. The Sedbergh solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Planning on purchasing a flat in Sedbergh. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Sedbergh lawyer is on the Lloyds conveyancing panel.

I got the keys to my house on 14 April and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Sedbergh expressed confidence that it will be concluded inside ten days. Are properties in Sedbergh particularly slow to register?

As far as conveyancing in Sedbergh registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether there are errors and whether the Land registry must send notices to any 3rd persons or bodies. As of today in the region of 80% of such applications are fully addressed in less than three weeks but some can be subject to protracted hold-ups. Historically registration occurs after the purchaser has moved in to the premises therefore 'speed' is not usually primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor must speak with the land registry and explain the circumstances.

Is there anything unique about your site and alternative web based conveyancing solicitors for conveyancing in Sedbergh?

At this site receive a fixed fee costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Sedbergh. As opposed to estate agents and many comparison sites we are not in the business of charging firms a fee if you instruct them for your property ownership legalities in Sedbergh