We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would much rather use a specialised conveyancing solicitor in Christchurch?
You should check but the the probability is that give you one of their panel conveyancers should you want the "fee-free" deal. Speak to the lender to check if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Christchurch.
Can you point me to a directory of Principality panel conveyancers in Christchurch on the Council of Mortgage Lender’s Website?
No. There is no such tool on the CML or Building Society Association websites. Very few lending institutions make their panel listings open the public on the web. Where you are looking for a Christchurch solicitor on the Principality please use our facility.
I'm at the point of looking at flats in Christchurch and I am now considering a potential offer. Should I already have a conveyancing practitioner in place at this stage? I intend to finance via a mortgage with HSBC.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are taking out a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being problematic. The Christchurch solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
I am intent on selling our home in Christchurch and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local lawyer would know this is not the case. It does beg the question why the purchasers are using an internet conveyancing firm as opposed to a conveyancing solicitor in Christchurch. We have lived in Christchurch for six years we know that this is a non issue. Do we contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I am a couple of weeks into a residential purchase having been directed to conveyancers by the high street agent to execute conveyancing in Christchurch. I am not happy. Can you help me find new solicitors?
They would need to be very bad in order to consider diss instructing them. Has your mortgage offer been issued? If so you will need to make them aware of the new lawyer and have the mortgage documents are re-sent. Your new conveyancer should be on the mortgage company panel to avoid supplemental charges and delays. That should be your starting point. The find a solicitor tool will help you find a lender approved solicitor for your conveyancing in Christchurch
Looking forward to sign contracts shortly on a ground floor flat in Christchurch. Conveyancing solicitors have said that they will have a report out to me within the next couple of days. What should I be looking out for?
Your report on title for your leasehold conveyancing in Christchurch should include some of the following:
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Specifying your legal entitlements in respect of common areas in the building.For example, does the lease contain a right of way over an accessway or hallways? Ground rent - what is payable and when is collected, and also know whether this is subject to change Details of the parties to the lease, e.g. these could be the lessee, head lessor, landlord What remedies are open the freeholder should you have violated the provisions of the lease? Information concerning the obligations as set out in the lease to pay service charges - in relation to the building, and the more general rights a tenant has
I inherited a 1 bedroom flat in Christchurch, conveyancing having been completed in 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Christchurch with over 90 years remaining are worth £201,000. The ground rent is £45 per annum. The lease runs out on 21st October 2090
With just 65 years unexpired we estimate the price of your lease extension to be between £13,300 and £15,400 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
My conveyancer in Christchurch has informed me that he requires identification documents asserting that this forms part of his retainer as a conveyancer on the bank Solicitor panel. This is news to me - can I refuse?
Anti-terror and anti-money-laundering rules require Christchurch conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the mortgage company's UK Finance Lenders’ Handbook requirements