My wife and I are purchasing a 1 bedroom apartment in Beaminster with a mortgage. We would like to retain our Beaminster lawyer, however the lender says he's not on their "panel". It appears that we have no option but to use one of the lender panel solicitors or keep our Beaminster conveyancer as well as pay for one of their panel firms to act for them. We regard this is inequitable; is there anything we can do?
Unfortunately,no. 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. A further alternative is for your Beaminster conveyancing lawyer to apply to be on the conveyancing panel.
We are purchasing a house and the lawyer has referenced Chancel Repair to which the house could be obligated to contribute to because it falls into the area of such a church. She has recommended insurance. Is this strictly necessary for conveyancing in Beaminster
Unless a prior purchase of the property took place post 12 October 2013 you may expect solicitors delivering conveyancing in Beaminster to continue to propose a a chancel search and or chancel repair liability insurance.
Are there restrictive covenants that are commonly identified during conveyancing in Beaminster?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Beaminster. 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…’
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one close by in Beaminster I like with a park and railway links nearby, the downside is that it's only got 52 years on the lease. I can't really find anything else in Beaminster suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage that many years may be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
As co-executor for the will of my father I am selling a residence in Newport but live in Beaminster. My conveyancer (based 250 miles from mehas requested that I sign a stat dec before the transaction finalising. Could you suggest a conveyancing practitioner in Beaminster who can attest and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Beaminster based
Is planning permission required to change a house into a couple of appartments in Beaminster? This has been done to a property adjacent to my home in Beaminster and was not aware of the conversion until it was done.
Planning Consent yes. Building Reg Approval yes.