My husband and I are hoping to purchase a 2 bedroom apartment in Axmouth and Branscombe with a mortgage. We wish to retain our Axmouth and Branscombe solicitor, but the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel solicitors or retain our Axmouth and Branscombe property lawyer and pay for one of their panel ones to act for them. We consider that this is inequitable; are we not able to require that the mortgage company use our Axmouth and Branscombe conveyancer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Axmouth and Branscombe conveyancing lawyer to apply to be on the conveyancing panel.
Having sold my house in Axmouth and Branscombe last November but our buyer keeps texting every few hours to say her lawyer is waiting to hear from mine. What are the post completion sale formalities following completion?
Post completion of your disposal your lawyer is obliged to deliver the transfer deeds and all additional paperwork to the buyer’s conveyancer. If applicable, your conveyancer must also confirm that the legal charge in favour of the lender has been repaid to the buyers lawyers. There are no post completion formalities peculiar conveyancing in Axmouth and Branscombe.
I am assisting my niece sell her house in Axmouth and Branscombe. Will the conveyancer arrange the energy assessment or should I organise this?
Following the abolition of Home Information Packs, EPC’s was maintained a mandatory element of moving property. An EPC needs to be to hand before the property is advertised. It is not a task that law firms normally arrange. Where you are using a Axmouth and Branscombe conveyancing lawyer they might help arrange energy assessments given their relationships with reputable local providers
Forgive me if this question is silly but I am new to the home moving as FTB of a garden flat in Axmouth and Branscombe. Do I receive the keys to the premises on completion from my lawyer? If so, I will use a High Street conveyancing solicitor in Axmouth and Branscombe?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you should be invited to receive the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.
I am selling my flat. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being difficult. The Axmouth and Branscombe solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Axmouth and Branscombe differ for newly converted properties?
Most buyers of new build premises in Axmouth and Branscombe contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is built. This is because builders in Axmouth and Branscombe 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 property lawyers 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 used to new build conveyancing in Axmouth and Branscombe or who has acted in the same development.
I am thinking of appointing a conveyancing solicitor in Axmouth and Branscombe for my home move. Is there any facility to review a firm’s record with the legal regulator?
Members of the public can read published Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA could monitor telephone calls for training purposes.