Unfortunately I am unable to travel far from Chepstow. What is the rationale as to why all Chepstow lawyers are not on all mortgage company panels?
Banks normally restrict either the nature or the number of conveyancing firms on their approved list of lawyers. A common example of such criteria being that the organisation must have at least two partners. As well as restricting the structure of firm, some building societies made a decision to restrict the size of their panel they permit to act for them. It is worth noting that building societies have no accountability for the standard of conveyancing provided by any Chepstow lawyer on their approved list. Increases in mortgage fraud was a key driver in the culling of conveyancing panels from 2008 even though there are contrary thoughts about the extent of solicitor involvement in some of that fraud. Data published by HM Land Registry indicates that thousands of conveyancing practices only conduct a couple of conveyances a year. Those vindicating conveyancing panel cuts question why conveyancing firms deserve the right to be listed on a conveyancing panel when it is apparent that property law is not their primary expertise?
If you had a top tip for selecting a conveyancing solicitor in Chepstow what would it be?
We would encourage you not to base your choice on the cheapest Chepstow conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
About to purchase apartment in Chepstow. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Chepstow property lawyer is on the UBS conveyancing panel.
After what feels like an age I have had an offer on an apartment in Chepstow accepted, but there is a chain. The sellers have offered on a property, but it’s not yet tied up, and are looking at other apartments booked. I have chosen a high street conveyancing solicitor in Chepstow. What do I do now? At what point do I apply for the mortgage with Santander?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then valuation, Chepstow conveyancing search costs, etc). First, you should check that your conveyancing practitioner is on the Santander approved list. Regarding the next stages this very much dictated by the circumstances of your transaction, motivation for this property and on the state of the market. During a buoyant market some home buyers will apply for a home loan with Santander and arrange for the valuation and only if it was satisfactory would they ask their lawyer to press on with searches.
Should commercial conveyancing searches disclose impending roadworks that may affect a commercial site in Chepstow?
Its becoming the norm that commercial conveyancing solicitors in Chepstow will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Chepstow. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Chepstow.
For each commercial conveyancing transaction in Chepstow it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Chepstow commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Chepstow.
Are there restrictive covenants that are commonly identified during conveyancing in Chepstow?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Chepstow. 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…’
Due to the guidance of my in-laws I had a survey completed on a house in Chepstow in advance of retaining solicitors. I have been told that there is a flying freehold element to the property. The surveyor has said that some mortgage companies tend refuse to grant a loan on this type of property.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. If you contact us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Chepstow. Conveyancing will be smoother if you use a solicitor in Chepstow especially if they are acquainted with such properties in Chepstow.
I am one month into a leasehold purchase having been directed to a firm by the local agent to do our conveyancing in Chepstow. I am not happy. Could you you assist me in finding new lawyers?
A solicitor would have to be really bad to suggest replacing them. Has your loan offer been generated? In the event that it has you will need to make them aware of the new conveyancer and have the offer are issued to the new lawyers. Your conveyancer should be on the lenders panel to avoid supplemental expenses and frustration. So that should be your first question of the new lawyers. Our find a solicitor tool should assist you in finding a lender approved conveyancer for your home move in Chepstow