I am not well enough to travel far from Vauxhall. I would like to know the reason why all Vauxhall conveyancing practitioners are not on all mortgage company panels?
Even though it may seem unfair for banks to restrict who can act for them, from the public’s or solicitor’s perspective, the other side of the coin is that mortgage companies are becoming ever more anxious and consider it imperative to protect them from illegal activities. As a consequence of this concern mortgage companies are limiting their panel of approved conveyancing lawyers to a manageable size.
We are soon to complete on the purchase of a property in Vauxhall but as a result of damage from the recent storms I have was able negotiate compensation from the owner of £3k by way of a adjustment in the price. This was going to be addressed as part of the conveyancing process but Kent Reliance will not agree to this. Why were they involved?
The lawyer that is on a Kent Reliance conveyancing panel is required to inform Kent Reliance of any changes to the purchase price. If you prohibit your property lawyer to disclose the price change to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new solicitor for your conveyancing in Vauxhall.
We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would prefer to use a local conveyancing solicitor in Vauxhall?
Do check but the the probability is that appoint one of their panel solicitors if you take up the "fee-free" deal. Speak to the mortgage company to check if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Vauxhall.
I am buying a terrace house in Vauxhall. We would like to an extension at the rear at the property.Will legal due diligence on the property include enquiries to see if these works are allowed?
Your property lawyer should check the deeds as conveyancing in Vauxhall will on occasion identify restrictions in the title documents which prohibit certain alterations or necessitated the consent of a 3rd party. Some additions need local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
How can we know in advance if a Vauxhall conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Vauxhall seeking recommendations is a sensible 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 advise that you speak with the lawyer handling your transaction.
I'm spending time viewing houses in Vauxhall and I am about to put in an offer. Should I already have a conveyancer in place at this point? I intend to finance via a mortgage with RBS.
It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are seeking a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Vauxhall is the location of the property. Can you shed any light on this issue?
Flying freeholds in Vauxhall are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Vauxhall you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Vauxhall 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 residence.