I am helping my sister sell her property in Charmouth. Does the solicitor arrange an energy assessment or it is for me to coordinate?

After the abolition of Home Information Packs, energy assessments was retained a required element of selling a property. An energy assessment must be commissioned before the property is marketed. It is not something that law firms ordinarily organise. Where you are instructing a Charmouth conveyancing lawyer they may be willing to arrange energy performance certificates due to their relationships with reputable Charmouth assessors

Is it the case that all Charmouth solicitor practices on the Bank of Ireland conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be overseen by the SRA. Many banks do permit licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.

We expect to receive a AIP from Santander this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Charmouth solicitors on the Santander conveyancing panel, or is it better to go independently?

You will need to appoint Charmouth solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.

I require quick conveyancing in Charmouth as I am under an ultimatum to exchange contracts inside 4 weeks. Luckily I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?

If.Given you are not obtaining a mortgage you are at liberty not to have searches conducted although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Charmouth the following are examples of issues that can be revealed and adversely impact market value: Enforcement Actions, Outstanding Charges, Overdue Grants, Road Schemes,...

I am buying a new build house in Charmouth benefiting from help to buy. The builders refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not inform my solicitor about the extras as it would impact my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Due to the guidance of my in-laws I had a survey completed on a property in Charmouth in advance of instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some lenders tend refuse to grant a mortgage on this type of house.

It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you e-mail us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Charmouth. Conveyancing will be smoother if you use a solicitor in Charmouth especially if they are acquainted with such properties in Charmouth.

My husband and I are four weeks into a leasehold purchase having been recommend to a firm by the estate agent to perform conveyancing in Charmouth. I am am extremely disappointed with the level of service. Can you you assist me in finding new solicitors?

A solicitor would have to be really poor to suggest changing them. Has your mortgage been sent? If so you need to make them aware of the new lawyer and get the mortgage documents are re-sent. Your solicitor ideally should be on the banks approved list to avoid supplemental costs and delays. That should be your first question of the new lawyers. The find a solicitor tool should help you find a lender approved conveyancer for your conveyancing in Charmouth