Is the fact that my conveyancer in Liskeard is not listed on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 Liskeard conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
At what point does exchange of contracts happen for purchase conveyancing in Liskeard and do I need to be at the conveyancers branch?
If you are near to one of the conveyancing solicitors in Liskeard you are invited in to sign documents. However, the firms we work with offer countrywide coverage for conveyancing and give as equally detailed and professional a job for you when dealing with you by post or email. The executing of the contract is not when everything is set in stone. A signed contract is necessary for the firm to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Liskeard)to be in the office available at the end of the phone to exchange contracts.
How does conveyancing in Liskeard differ for newly converted properties?
Most buyers of new build property in Liskeard come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is constructed. This is because house builders in Liskeard tend to 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 conveyancing solicitors 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 Liskeard or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Liskeard is the location of the property. Is there any guidance you can impart?
Flying freeholds in Liskeard are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Liskeard you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Liskeard may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I need to instruct a conveyancing solicitor for my conveyancing in Liskeard. I've stumble across a site which seems to have the ideal solution If it is possible to get all the legals completed via web that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?