My wife and I are planning to buy a flat in Bagshot and are in fact using a Bagshot conveyancing practice. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Virgin Money have this morning contacted us to advise us that they have now hit a problem as our Bagshot lawyer is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Bagshot solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
I am buying a house without a mortgage in Bagshot. I have lived for the previous twelve years in Bagshot. Conveyancing searches are a lot of money. Given that I have knowledge of the road and vicinity very well must I have all the conveyancing searches?
Provided that you do not need a mortgage, then the vast majority of the Bagshot conveyancing searches are at your discretion. Your lawyer will try and steer you, perhaps strongly, that you should have searches carried out, but he has a professional duty to do this. One thing to bear in mind; if you are going to dispose of the house one day, it may be of relevance to your prospective buyer what the searches contain. On occasion premises with day to day issues can still reveal negative search results. A good conveyancing solicitor in Bagshot should be able to give you some sensible guidance in this regard.
We are buying a flat and need a conveyancing solicitor in Bagshot who is on the Coventry BS approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Bagshot.
We are purchasing a flat in Bagshot. I might seem paranoid but how we can trust a conveyancer? At some point we will need to deposit our life savings into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
A friend pointed out to me me that in buying a property in Bagshot there may be various restrictions preventing external changes to a property. Is this right?
There are anumerous of properties in Bagshot which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Bagshot should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Completion of my remortgage has taken place for my property in Bagshot. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have been on the look out for a leasehold apartment up to £305k and identified one near me in Bagshot I like with open areas and station nearby, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Bagshot for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a mortgage that many years may be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
In surfing the web for the words on line conveyancing in Bagshot it shows results of many conveyancersin the vicinity. With so much choice what is the best way to find the right property lawyer for my move?
The ideal way of finding a suitable conveyancer is through a personal referral, so seek the guidance of colleagues and family who have purchased a property in Bagshot or the respected estate agent or financial adviser. Charges for conveyancing in Bagshot vary, so it's a good idea to secure at least three fee calculations from varying types of law firms. Make sure that you know that the charges are assured not to to be inflated.