As a FTB what is the most important piece of guidance you can give me about purchase conveyancing in Bognor Regis?
You may not hear this from too many lawyers but conveyancing in Bognor Regis or throughout England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there exists lots of opportunity for friction between you and others involved in the home moving process. E.g., the vendor, selling agent and on occasion the mortgage company. Selecting a solicitor for your conveyancing in Bognor Regis should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the legal process whose role it is to act in your best interests and to keep you safe.
There is a definite ongoing adversarial element to conveyancing- someone must be blamed for the process taking so long. We recommend that you must always trust your lawyer above all other players in the conveyancing process.
is it true that all Bognor Regis solicitors on the Kent Reliance conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.
I recently had an offer accepted on a house in Bognor Regis. My mortgage broker suggested a property lawyer. I paid an upfront payment of £150. Soon after, the property lawyer contacted me embarrassingly acknowledging that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being problematic. The Bognor Regis solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Will our lawyer be raising questions regarding flooding as part of the conveyancing in Bognor Regis.
Flooding is a growing risk for lawyers dealing with homes in Bognor Regis. There are those who acquire a property in Bognor Regis, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out 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 number of searches that may be undertaken by the buyer or by their solicitors which should figure out the risks in Bognor Regis. The conventional set of property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the seller to determine whether the property has ever been flooded. In the event that the premises has been flooded in past and is not notified by the owner, then a buyer could commence a legal claim for losses as a result of such an incorrect response. The purchaser’s lawyers will also order an enviro search. This will reveal if there is any known flood risk. If so, further inquiries will need to be carried out.
It has been 3 months following my purchase conveyancing in Bognor Regis completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a ground for flat up to £195,000 and identified one round the corner in Bognor Regis I like with amenity areas and railway links in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Bognor Regis in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you need a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
I need to find a conveyancing solicitor for residential conveyancing in Bognor Regis. I have land on a site which seems to have the ideal answer If there is a chance to get all the legals done via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?