I am acquiring an apartment in Brighstone. My lawyer is not listed on the bank approved list. Can I still appoint my Brighstone conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?
Various options include
- Carry on with your preferred Brighstone conveyancing practitioner but your lender will no doubt appoint a solicitor from their approved list. This will result in additional charges together with likely interruption.
- Appoint a new property lawyer to conduct the conveyancing, making sure they are on the bank conveyancing panel.
- Appeal to your conveyancing practitioner to seek to join the lender panel
Please could you suggest a National Westminster Bank allowed Brighstone conveyancing firm who can have us moved in within a short deadline? Would it be better to use a local Brighstone solicitor or an internet firm?
We would be happy to suggest some excellent Brighstone conveyancing firms. Another option is to visit the high street in Brighstone. Go in to some well established firms and request to speak with a conveyancing solicitor for a quote. Explain your deadline together with the reasons and get an assurance on speed. Choose the one that genuine.
It is 10 years ago since I purchased my property in Brighstone. Conveyancing solicitors have now been instructed on the sale but I am unable to track down my deeds. Will this cause complications?
Don’t worry too much. First the deeds may be kept by your mortgage company or they could be in the possession of the conveyancers who oversaw your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Nearly all conveyancing in Brighstone relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
Should our lawyer be making enquiries concerning flooding as part of the conveyancing in Brighstone.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Brighstone. Some people will buy a property in Brighstone, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, however there are a various searches that can be undertaken by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Brighstone. The conventional set of property information forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the seller to find out if the property has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the vendor, then a purchaser could bring a compensation claim as a result of such an misleading response. A buyer’s conveyancers will also conduct an enviro report. This will disclose whether there is any known flood risk. If so, further investigations will need to be conducted.
How does conveyancing in Brighstone differ for newly converted properties?
Most buyers of new build or newly converted property in Brighstone come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is built. This is because new home sellers in Brighstone usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Brighstone or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a quick, no chain conveyancing. Brighstone is the location of the property. Is there any guidance you can impart?
Flying freeholds in Brighstone are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brighstone you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brighstone may determine 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 premises.