I was notified yesterday by my estate agent that my Lynmouth solicitor is not on the bank Conveyancing panel. What can I do to be sure that this is correct?
The sensible course of action for you to take is to call your Lynmouth lawyer directly. You lawyer should advise you of the situation. If they are not on the panel they may recommend you to a Lynmouth conveyancing firm that is on the approved list of lawyers for your bank.
Can your site be used to locate a Conveyancing solicitor in Lynmouth even if I’m not buying or disposing of a house, for instance if I intend to acquire a shop in Lynmouth with a loan from Godiva Mortgages Ltd?
Our comparison service is mainly there to help choose residential conveyancing solicitors in Lynmouth but we have set out towards the end of this page some Lynmouth commercial conveyancing firms. You should enquire with the company directly to see if they are also authorised to represent Godiva Mortgages Ltd
The Lynmouth conveyancing lawyers that I appointed last week on my house acquisition in Lynmouth have without warning closed. I chose them because I had to have a firm on the TSB conveyancing panel and my preferred Lynmouth lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would 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 TSB 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 should be in a position to assist.
My stepmother pointed out to me me that in buying a property in Lynmouth there could be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
There are anumerous of properties in Lynmouth which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Lynmouth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can I be sure that the Lynmouth conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Lynmouth obtaining 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 advocate that you speak with the solicitor carrying out your transaction.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Lynmouth solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Lynmouth postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Lynmouth.
We're FTB’s - agreed a price, yet the agent has warned us that the seller will only issue a contract if we use their preferred solicitors as they want a ‘quick sale’. We would rather use a local conveyancer accustomed to conveyancing in Lynmouth
We suspect that the owner is unaware of this requirement. If they want ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Avoid the agents and go straight to the sellers and make sure they understand (a)you are genuine purchasers (b)you are excited to move forward, with finances in place © you are chain free (d) you intend to proceed fast (e)but you will continue to appoint your preferred Lynmouth conveyancing lawyers - not the ones that will give their estate agent a introducer fee or meet his conveyancing targets demanded by head office.