Me and my wife are buying our first property. The lawyer has messagedto ask if we would like to order extra conveyancing searches. Frankly we have no idea as to what's appropriate for conveyancing in Highcliffe
The number and type of Highcliffe conveyancing searches depends entirely on the premises, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your general attitude to risk. What is important is that you adequately appreciate what information each search could provide. Then you can decide if you personally think you need that information. If uncertain, ask your solicitor to advise.
My husband and I are hoping to buy a purpose built flat in Highcliffe with a mortgage from TSB.We have a Highcliffe conveyancing lawyer but TSB informed us he's not listed on their approved list of member firms. It seems we have no choice but to instruct a TSB panel lawyer or keep our local solicitor and pay for a TSB panel lawyer to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage issued to you is subject to its terms and conditions, a common one being that conveyancers must be on the TSB approved list. Until recently, most mortgage companies had large numbers of law firms 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 TSB
My lawyer has informed me that breach of easement insurance is necessary on my purchase. What is the level of cover for Highcliffe conveyancing?
The appropriate level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Santander and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Highcliffe solicitor on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being a right pain. The Highcliffe solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
Do I need to take out insurance to address the risk of chancel repairs when buying a property in Highcliffe?
Unless a prior purchase of the property completed after 12 October 2013 you could expect lawyers carrying out conveyancing in Highcliffe to continue to recommend a chancel search and or chancel repair liability policy.
Given that I am about to spend hundreds of thousands of pounds on a property in Highcliffe I would like to have a conversation with the conveyancer regarding thehouse move prior to giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor who will be carrying out your conveyancing in Highcliffe.There is no ‘factory style conveyancing’ - each client is an important individual, not a file number. The practices that we put you in touch with believe that the figure you are provided with for residential conveyancing in Highcliffe should be the figure that you are charged.
I am thinking of appointing a conveyancing solicitor in Highcliffe for my house move. Is it possible to review a firm’s complaints history with the profession’s regulator?
Members of the public can search for published Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA may recorded telephone calls for training requirements.