We're in Workington, FTBs purchasing with a mortgage (lender is Santander , and our lawyer is on the Santander conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor 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 correct that all Workington CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved solicitors?
Some major 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 membership 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 solicitor practices wishing to join their approved list of firms.
I have paid off my mortgage with Principality. I assume I don't need a Workington conveyancer on the Principality panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I have instructed a Workington conveyancer having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Workington surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My wife and I have a terraced Georgian property in Workington. Conveyancing solicitor represented me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to assess 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 Workington 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 buyers. You can also enquire as to the position with the conveyancing solicitor who carried out the work.
I am using a search engine for the phrase on line conveyancing in Workington it shows results of many conveyancersin the vicinity. With so much choice what is the best way to find the suitable property lawyer for purchase transaction?
The best way of seeking the right conveyancer is through a personal referral, so seek the opinion of friends and those you trust who have acquired a property in Workington or a local estate agent or mortgage broker. Costs for conveyancing in Workington differ, so it's a good idea to secure a minimum of three costs illustrations from different law firms. Make sure that you clarify that the fees are fixed.
I am hoping to buy a repossessed flat in Workington and the mortgagee in possession demand completion within 28 days. Can a lawyer complete in this timeframe? Am I best advised to use a local Workington firm or an online organisation that advertises to offer speedy conveyancing?
Attend your Workington high street. Pop in to a couple of companies and request to see a conveyancing solicitor for a quote. Discuss your needs and get a commitment on deadlines. Appoint the firm that appears most trustworthy. You need to select a conveyancing practitioner on the panel of conveyancers acceptable to your mortgage company.