My friend's step-father is a conveyancing practitioner. I am hopeful that I will receive mate’s pricing for conveyancing, but if not, what kind of costs would I typically be looking at for conveyancing in Stone Cross?
It’s a good idea to seek 3 or more like-for-like conveyancing estimates. Do use our search tool on this page. You will notice that charges may contrast greatly but service levels do differ between property lawyers as is true with the vast majority of professional services.
Please explain the implications if my solicitor is removed from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Stone Cross?
The first thing to point out is that, this is a very rare occurrence. 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 at a cost.
My wife and I purchased a renovated Victorian house in Stone Cross. Conveyancing solicitor represented me and Barclays . I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Stone Cross and other areas of 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 mortgage companies. You can also check the situation with the conveyancing lawyer who conducted the work.
How does conveyancing in Stone Cross differ for new build properties?
Most buyers of new build premises in Stone Cross come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is built. This is because builders in Stone Cross usually 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 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 used to new build conveyancing in Stone Cross or who has acted in the same development.
My conveyancers in Stone Cross have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the lender directly.