We were about to retain a conveyancing solicitor in Chippenham recommended on your site but have come across alternative estimates on the internet seem cheaper – how come?
There are plenty of conveyancing organisations advertising supposedly £99 conveyancing, yet more often than not extracharges end up with the closing bill markedly uplifted. In accordance with regulatory requirements charges outlined in terms of engagement should be equitable invoiced The law firms that we list for conveyancing in Chippenham clearly state all costs for a standard conveyancing case.
My Chippenham conveyancer has discovered a difference between the surveyor’s assumptions in the home valuation survey and what is revealed within the conveyancing documents. My lawyer has advised that he must ensure that the bank is OK with this discrepancy and is still content to lend. Is my lawyer’s course or action correct?
Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
My fiance and I wish to acquire a newbuild flat in Chippenham with a homeloan from Clydesdale.We would like to retain our Chippenham conveyancing lawyer but Clydesdale says her practice is not on their approved list of firms. We have to appoint a Clydesdale panel lawyer or keep our preferred solicitor and pay for a Clydesdale panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Clydesdale use our lawyer?
Unfortunately,no. The loan offered to you is subject to its various provisions, a common one being that solicitors must be on the Clydesdale approved list. in the past, most lenders had large numbers of solicitors on their panels: a borrower could find 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Clydesdale
I am buying a victorian detached house in Chippenham. We would like to carry out a loft conversion at the property.Will the conveyancing process include investigations to determine if these works are allowed?
Your property lawyer should review the deeds as conveyancing in Chippenham will on occasion reveal restrictions in the title deeds which restrict categories of alterations or necessitated the consent of a 3rd party. Many works need local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
I'm the sole beneficiary of my late father’s estate and I have everything in my name now, including the my former home in Chippenham. Conveyancing formalities meant that the Land Registry date was in September. I want to move. I understand that there is a CML six month 'rule', which means that my proprietorship will be treated the same way as though I had purchased the house in September. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Most lenders would take a pragmatic view as this obligation chiefly exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
After weeks of negotiation I have agreed a price on an apartment in Chippenham. My mortgage broker suggested a conveyancer. I paid an advanced payment of £175. Soon after, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the UBS 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 UBS 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 used Stirling Law a few years ago for my conveyancing in Chippenham. Now, I need the documents but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Chippenham of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I opted to have a survey completed on a property in Chippenham ahead of retaining lawyers. I have been told that there is a flying freehold aspect to the property. The surveyor has said that some lenders may not give a mortgage on a flying freehold property.
It varies from the lender to lender. Santander has different requirements from Nationwide. If you contact us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Chippenham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Chippenham to see if the conveyancing costs will increase in light of this.