Me and my fiance are buying a 1 bedroom apartment in Whimple with a mortgage. We would like to retain our Whimple solicitor, but the mortgage company says she’s not on their "panel". It seems we have no choice but to appoint one of the lender panel conveyancing practices or continue with our Whimple property lawyer as well as pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Whimple conveyancing lawyer to apply to be on the conveyancing panel.

AssumingI were to buy a freehold housein Whimple for cash and have no survey and no conveyancing searches how much should I expect to to save on my conveyancing in Whimple?

The sole saving you would achieve is the Whimple conveyancing searches. The lawyer is required to do the vast majority of work - money laundering, correspond with the vendors lawyer, SDLT return, register the ownership etc. You might save a bit for them not needing to register a mortgage but it will not be a lot.

Do I need to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Whimple so that I can pop in to their offices if required.

As opposed to twenty years ago, almost all banks no longer oblige their conveyancing panel lawyer to witness the mortgagors signature. You will still be obliged to provide identification documents and there are still distinct advantages to choosing a locally based solicitor, in your situation a conveyancing solicitor in Whimple.

I am aiming to move home in May. Will my conveyancing solicitor update the removal company on the completion day. Incidentally, can you recommend a removal company in Whimple. Conveyancing lawyer was chosen prior to coming across this site.

On the day of completion you can collect the keys from your estate agent but this should only take place when the previous owners lawyers advise the agent that they have the completion monies and the keys can be collected. You should tell the removal men that you are ready to move in. We do not recommend a specific removal company but can assist you in finding a residential property solicitor in Whimple or a solicitor that specialises in conveyancing in Whimple.

I am purchasing a 3 bedroom semi in Whimple. Our aim is to an extension at the rear at the property.Will legal investigations on the property include checks to determine if these alterations are permitted?

Your solicitor will check the deeds as conveyancing in Whimple can sometimes identify restrictions in the title documents which prohibit categories of alterations or need the permission of a 3rd party. Certain extensions require 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 before you commit yourself to a purchase.

RBS have agreed my home loan in principle, my bid on a house in Whimple has been agreed to, now what?

The estate agent will want to be advised as to your lawyer's details (ensure that the conveyancing practitioners are on the lender’s panel). Telephone RBS or the financial adviser and finalise any relevant paperwork. RBS will instruct a valuer who will get in touch with the selling agent or seller to book a time for the valuation to happen. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. RBS will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Whimple.

Just had an offer accepted on a new build flat in Whimple. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Whimple

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.