Do I find a Licenced Conveyancer or Solicitor for conveyancing in Shipston on Stour?

Two types of professional can perform conveyancing in Shipston on Stour namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that you need to complete the sale or purchase of property. Both are duty bound to perform Shipston on Stour conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be properly administered and that the necessary steps will be appropriately attended to.

I am currently in the process of buying my council flat in Shipston on Stour. I have a mortgage agreed with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

I was told four weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Shipston on Stour is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.

Should my conveyancer be making enquiries about flooding during the conveyancing in Shipston on Stour.

Flooding is a growing risk for lawyers conducting conveyancing in Shipston on Stour. There are those who buy a house in Shipston on Stour, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to give advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or by their lawyers which can give them a better appreciation of the risks in Shipston on Stour. The conventional set of completed inquiry forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to discover whether the property has historically flooded. If flooding has previously occurred which is not notified by the seller, then a purchaser could commence a compensation claim as a result of such an inaccurate response. The buyer’s solicitors will also conduct an environmental report. This will disclose if there is a recorded flood risk. If so, more detailed inquiries should be initiated.

I am purchasing my first flat in Shipston on Stour with a mortgage from Coventry Building Society. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not disclose to my conveyancer about the deal as it may affect my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Shipston on Stour is where the house is located. Can you shed any light on this issue?

Flying freeholds in Shipston on Stour are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shipston on Stour you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shipston on Stour may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I need to instruct a conveyancing solicitor for remortgage conveyancing in Shipston on Stour. I've stumble across a site which seems to have the perfect solution If it is possible to get all this stuff completed via web that would be preferable. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?