Is the fact that my conveyancer in Steyning is not identified on my mortgage company's solicitor panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Steyning conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I have a semi-detached Edwardian property in Steyning. Conveyancing lawyer acted for me and TSB. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
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 Steyning and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing practitioner who conducted the conveyancing.
How does conveyancing in Steyning differ for new build properties?
Most buyers of new build property in Steyning come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is finished. This is because builders in Steyning typically buy the land, 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 conveyancers 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 Steyning or who has acted in the same development.
My husband and I are new to the buying process - had an offer accepted, but the agent has warned us that the seller will only issue a contract if we instruct the agent's preferred conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Steyning
We suspect that the owner is not behind this demand. Should the vendor desire ‘a quick sale', turning down a serious buyer is going to damage their objectives. Avoid the agents and go straight to the owners and make the point that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you are going to use your preferred Steyning conveyancing firm - as opposed tothose that will provide their estate agent a kickback or meet his conveyancing figures set by head office.
Do online conveyancing organisations undertake everything a high street Steyning solicitor does or must I retain a solicitor for the final stages for my conveyancing in Steyning?
If you instruct an online conveyancer they should undertake all the things your Steyning solicitor will cover.