We are purchasing a 3 bedroom flat in Exmouth with a mortgage. We have a Exmouth conveyancer, but the lender says she’s not on their "panel". It seems we have little option but to appoint one of the mortgage company panel solicitors or retain our Exmouth conveyancing practitioner and pay for one of their panel ones to act for them. We regard this is unjust; can we not demand that the mortgage company use our Exmouth property lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. A further alternative is for your Exmouth conveyancing solicitor to apply to be on the conveyancing panel.
We note that you have a post code search directory identifying firms on the RBS conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Exmouth?
We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Exmouth.
I am considering applying for a UBS mortgage for purchase of a new build (under development) in Exmouth with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?
In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Will commercial conveyancing searches disclose planned roadworks that could impact a commercial property in Exmouth?
Many commercial conveyancing solicitors in Exmouth will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Exmouth. 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 Exmouth.
For every commercial conveyancing transaction in Exmouth it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Exmouth commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Exmouth.
About to purchase a new build apartment in Exmouth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Exmouth
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I need to instruct a conveyancing lawyer in Exmouth for my home move. Is it possible to check a firm’s complaints history with the legal regulator?
You can search for documented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator could monitor call for training requirements.