When can the exchange of contracts take place for sale conveyancing in Bishops Waltham and am I required to be at the solicitors office?
Where you are local to our conveyancing solicitors in Bishops Waltham you are invited in to sign the paperwork. However, the lender approved solicitors we recommend offer countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when dealing with you digitally. The executing of the purchase agreement is not when everything is set in stone. A signed contract is necessary for the firm to officially exchange at the suitable time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Bishops Waltham)to be in the office available at the end of the phone to exchange contracts.
When it comes to lenders such as UBS, do Bishops Waltham lawyers face an annual charge to be on the list of approved solicitors?
We are unaware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
Last month we had a mortgage agreed in principle with Nationwide. Bishops Waltham conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from Nationwide?
Some lenders take longer than others. Have Nationwide completed the survey? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have paid off my mortgage with RBS. I assume I don't need a Bishops Waltham solicitor on the RBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
Will my solicitor be raising enquiries concerning flooding during the conveyancing in Bishops Waltham.
Flooding is a growing risk for solicitors specialising in conveyancing in Bishops Waltham. There are those who acquire a property in Bishops Waltham, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, however there are a various checks that can be carried out by the buyer or by their conveyancers which can give them a better understanding of the risks in Bishops Waltham. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the vendor to determine whether the premises has historically flooded. If the property has been flooded in past which is not notified by the owner, then a buyer could commence a compensation claim resulting from an misleading response. A purchaser’s solicitors may also commission an enviro report. This will indicate if there is a recorded flood risk. If so, additional inquiries should be conducted.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Bishops Waltham is the location of the property. What do you suggest?
Flying freeholds in Bishops Waltham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bishops Waltham you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bishops Waltham may decide 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 property.
Do I need to be suspicious by brokers that I am dealing with are suggesting an online conveyancing firm rather than a High Street Bishops Waltham conveyancing firm?
As is the case with many service providers, often referrals from relatives can be extremely useful or valuable. Nevertheless there are lots of parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders might all recommend solicitors to select. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there exists a financial incentive behind the endorsement. You are free to select your own conveyancer. You need to be aware that most mortgage providers operate an approved list of law firms you must use for the lender related work in your transaction.
Is planning consent needed to split a single dwelling into a couple of flats in Bishops Waltham? This has occurred to a house next door to my home in Bishops Waltham and was not aware of it happening until it was finished.
Planning consent is necessary for splitting a single house in Bishops Waltham into apartments but possibly not for converting back to single dwelling-house so, in answer to your question, yes.