We're in Widnes, FTBs buying with a mortgage (lender is Co-operative , and our solicitor is on the Co-operative conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Is it the case that all Widnes CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing panel?
A selection of banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Widnes property lawyer on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
Clydesdale have agreed my mortgage in principle, my offer on a apartment in Widnes has been agreed to, what happens next?
Your property agent will want to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Contact Clydesdale or the broker and finish off any outstanding documentation. Clydesdale will appoint a valuer who will get in contact with the estate agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Clydesdale will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Widnes.
What will a local search tell me about the house we're purchasing in Widnes?
Widnes conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search plays a central part in most Widnes conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
I opted to have a survey carried out on a house in Widnes prior to appointing lawyers. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some lenders will refuse to give a mortgage on such a home.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Widnes. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Widnes to see if the conveyancing will be more expensive.
In surfing the web for the term on line conveyancing in Widnes it brings up numerous conveyancersin the vicinity. With so much choice what is the best way to find the right conveyancing solicitor for me?
The preferential method of seeking a suitable conveyancer is via personal referral, so seek the guidance of friends and those you trust who have purchased a property in Widnes or the reputable estate agent or financial adviser. Fees for conveyancing in Widnes differ, so it's advisable to secure a minimum of four fee estimates from different property lawyers. Dont forget to clarify that the costs are guaranteed not to escalate.