My husband and I are purchasing a 3 bedroom apartment in Wincanton with a mortgage. We have a Wincanton solicitor, however the bank says he's not on their "panel". It appears that we have no choice but to select one of the bank panel solicitors or retain our Wincanton conveyancer as well as pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer 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 Wincanton conveyancing solicitor to apply to be on the conveyancing panel.
I am need of leasehold conveyancing for a flat in a relatively new development (five years built) in Wincanton. 95% of the flats have already been disposed of. Do I need carry out the neighbourhood searches as part of conveyancing in Wincanton?
A big part of the Wincanton conveyancing process is the conveyancing searches. There are a large number of search providers conducting Wincanton conveyancing searches, as well direct from the local authority. These are generally termed personal search organisation and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authority.
Are there restrictive covenants that are commonly picked up during conveyancing in Wincanton?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Wincanton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Wincanton is where the house is located. What do you suggest?
Flying freeholds in Wincanton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wincanton you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wincanton 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.
Taking into account that I am about to part with £400,000 on a house in Wincanton I wish to have a conversation with the solicitor about myconveyancing before appointing the firm. Can this be arranged?
This is something that we encourage - we would be happy to talk to you we do not take any clients on without you liaising with the solicitor who will be conducting your conveyancing in Wincanton.There is no ‘factory style conveyancing’ - each client is unique person, not a matter reference. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Wincanton should be the figure that you end up paying.