We previously selected conveyancers based in Crewkerne on the Skipton solicitor panel. They have just billed me an additional sum for dealing with the Skipton mortgage. Is this a supplemental conveyancing fee set by Skipton?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer may charge a fee for this. The fee is not set by Skipton but by your Crewkerne conveyancing practitioner. Some firms on the Skipton panel will charge an ‘acting for lender’ fee but some firms include it on their overall fee.

We are getting the release of further funds on our mortgage from RBS as we want to carry out alterations to our home in Crewkerne. Do we need to appoint a high street Crewkerne solicitor on the RBS conveyancing panel to deal with the paperwork?

RBS would not normally appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.

I have a mortgage with Skipton for my property in Crewkerne. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Skipton?

You must advise Skipton before renting your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel firm.

Have purchased a a semi-detached house in Crewkerne , What is the estimated time for the Land Registry to record my ownership? My Crewkerne conveyancing solicitor has been painfully slow, so I want to be certain that my ownership is registered.

As far as conveyancing in Crewkerne is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can adjust subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any 3rd parties. At present roughly three quarters of submission are completed within two weeks but occasionally there can be extensive delays. Historically registration occurs once the buyer is living at the property so an expedited registration is not typically top priority but if there is a degree of urgency associated with the registration then you or your conveyancer could speak with the land registry and explain the circumstances.

How do I identify a Crewkerne law firm on the Yorkshire Building Society conveyancing panel? I drive a motor bike and am willing to travel upto 25miles to meet the solicitor.

You can use the tool on this page. Please select a bank and your location and you will see a number of Crewkerne conveyancing lawyers located nearest you. We have detailed some Crewkerne conveyancing firms at the bottom of this page and you can contact them to verify whether they are on the Yorkshire Building Society approved list

Back In 2006, I bought a leasehold flat in Crewkerne. Conveyancing and Godiva Mortgages Ltd mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Crewkerne who acted for me is not around. Do I pay?

The first thing you should do is contact HMLR to be sure that this person is in fact the new freeholder. You do not need to incur the fees of a Crewkerne conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Crewkerne - A selection of Questions you should consider Prior to Purchasing

How much is the ground rent and service charge? Are any of leasehold owners in dispute over their service charge payments? The best form of lease arrangement is a share of the freehold. In this situation the leaseholders have being in charge if their destiny and notwithstanding that a managing agent is often employed if it is larger than a house conversion, the managing agent is directed by the tenants.

Do all mortgage companies provide you with an approved list of Crewkerne solicitors? How do you know who is on the mortgage company conveyancing panel?

Crewkerne law firm practices and firms conducting conveyancing in Crewkerne themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the bank directly.