Willretaining a Ludlow conveyancing practice make the ownership transfer smoother?
Existing third party relationships are another important factor to consider when appointing conveyancing solicitors. Ludlow law firms enjoy connections with financial advisers and estate, local authorities, valuers and other conveyancing firms meaning the whole process is going to be much more straightforward for you. Hosting years of knowledge of the local area is an advantage.
What happens if my lawyer’s firm is expelled from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Ludlow?
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 for a fee.
When it comes to lenders such as Aldermore, do Ludlow lawyers incur a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I am expecting a AIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Ludlow solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Ludlow solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
My partner and I are in the throws of looking at apartments in Ludlow and I am now considering a potential offer. Should I already have a lawyer appointed at this stage? I will be getting a home loan with Nottingham.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are taking out a mortgage with Nottingham, make sure you remember to check that your lawyer is on the Nottingham conveyancing panel.
I am looking into buying my first house which is in Ludlow and I am already nervous. I couldn't find anything specific about Ludlow. Conveyancing will be needed in due course but do you know about the Ludlow area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Ludlow. In the meantime here are some basic statistics that we found
Should one remove a deceased person's details from the title register for a property in Ludlow?
Where a Ludlow property is co-owned and one of the proprietors dies, their name will not immediately be removed from the Land Registry title. You are not required to remove their name as when it comes to a sale your lawyer would just be asked to evidence as to the reason the co proprietor is missing from the conveyance, such as a grant of probate.
With a view to making things more straight forward in the future you may arrange to have the deceased party erased from the title register by submitting an application to the land registry with proof of the death. There is no land registry fee payable.