We see that you have a search directory identifying law firms on the HSBC conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Axminster?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Axminster.
Is it the case that all Axminster CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing list of approved solicitors?
It is true that some banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I have paid off my mortgage with Principality. I assume I don't need a Axminster conveyancer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
My sealed bid on a house in Axminster has been accepted, but there is a chain. The sellers have offered on on an apartment, however it’s not yet agreed to, and have viewings of other apartments booked. I have selected a nearby conveyancing solicitor in Axminster. What should be my next step? At what point should I apply for the mortgage with Coventry BS?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey, Axminster conveyancing search charges, etc). The first thing to do is ensure that your conveyancing practitioner is on the Coventry BS conveyancing panel. Concerning the next stages this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. In a hot market many purchasers would apply for the mortgage with Coventry BS and arrange for the valuation and only if it comes back ok would they request their property lawyer to move forward with searches.
I have been told that property searches are a common cause of obstruction in Axminster house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in Axminster.
Are there restrictive covenants that are commonly identified as part of conveyancing in Axminster?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Axminster. 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…’
Harry (my fiance) and I may need to rent out our Axminster basement flat for a while due to taking a sabbatical. We instructed a Axminster conveyancing practice in 2001 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?
Even though your previous Axminster conveyancing solicitor is not available you can review your lease to see if you are permitted to let out the premises. The accepted inference is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you need to seek consent from your landlord or other appropriate person before subletting. This means you not allowed to sublet without first obtaining permission. The consent must not not be unreasonably withheld. If your lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.
Axminster Leasehold Conveyancing - A selection of Questions you should ask before buying
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Best to be warned whether changing the roof or some other major work is due in the near future to be shared amongst the leasehold owners and could well dramatically increase the the maintenance fees or result in a specific invoice. How much is the ground rent and service charge? Are there any major works in the near future that will increase the maintenance costs?
How easy is it to change a solicitor as I need to find a Axminster based firm who is on the mortgage company conveyancing panel. Is it advisable to appoint a new law firm?
If you haven't yet instructed a conveyancer to commence the conveyancing and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Axminster that you're thinking of instructing.