The Warminster conveyancing lawyers that I appointed last week on my house acquisition in Warminster have suddenly closed. I chose them because I needed a lawyer on the Lloyds conveyancing panel and my preferred Warminster lawyer was not. I wrote them a cheque for two hundred pounds in advance. What should be my next steps?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
Is it the case that all Warminster solicitor practices on the RBS conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the RBS approved list of solicitors they would need to be regulated by the SRA. Some lenders do allow licenced conveyancers on their panel in which case such firms would be governed by the CLC.
Can I be sure that the Warminster conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Warminster seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor conducting your transaction.
I am expecting a DIP from Principality this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Warminster solicitors on the Principality conveyancing panel, or is it better to go independently?
You will need to appoint Warminster solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
My wife and I have a semi-detached Georgian house in Warminster. Conveyancing practitioner acted for me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Warminster and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing practitioner who completed the work.
How does conveyancing in Warminster differ for newly converted properties?
Most buyers of new build property in Warminster approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is finished. This is because builders in Warminster tend to acquire the real estate, 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 conveyancers 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 Warminster or who has acted in the same development.
I decided to have a survey done on a property in Warminster ahead of retaining conveyancers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some lenders tend refuse to grant a mortgage on a flying freehold home.
It varies from the lender to lender. Santander has different instructions from Halifax. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Warminster. Conveyancing will be smoother if you use a solicitor in Warminster especially if they regularly deal with such properties in Warminster.