We are intending to purchase a 3 bedroom apartment in Highnam with a mortgage. We have a Highnam conveyancer, however the bank advise she’s not on their "panel". It appears that we have no option but to instruct one of the bank panel conveyancing practices or retain our Highnam property lawyer and pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Highnam conveyancing lawyer to apply to be on the conveyancing panel.
My father informed me that in buying a property in Highnam there may be a number of restrictions preventing external changes to the property. Is this right?
We are aware of anumerous of properties in Highnam which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Highnam should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are planning to move home in May. Should my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you recommend a removal company in Highnam. Conveyancing firm was found before I stumbled across this website.
On the day of completion you can pick up the house keys from your selling agent however this can only be done after the previous owners conveyancers inform the agent that they have the completion monies and the keys can be passed over. You should inform the removal men that they can start moving you in. We do not suggest a particular removal organisation but can assist you in choosing a conveyancing in Highnam or a legal practice with expertise in conveyancing in Highnam.
My husband and I are spending time looking at apartments in Highnam and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with RBS.
It would be advisable to instigate your search sooner rather than later. 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 contact information on to the estate agent. Given that you are seeking a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
Will commercial conveyancing searches disclose planned roadworks that could affect a commercial estate in Highnam?
Its becoming the norm that commercial conveyancing solicitors in Highnam will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Highnam. The report sets out definitive information 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 Highnam.
For every commercial conveyancing transaction in Highnam it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Highnam commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Highnam.
I own a 4 bedroom Victorian property in Highnam. Conveyancing solicitor represented me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Highnam and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing practitioner who conducted the work.
Should I go with a Highnam conveyancing solicitor based in the vicinity that I am buying? We have a good friend who can conduct the legal work but they are based over three hundred miles away.
The primary upside of using a local Highnam conveyancing practice is that you can attend the office to sign paperwork, present your ID and apply pressure on them if necessary. Having local Highnam know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and in the main were content that should surpass using an unfamiliar Highnam conveyancing lawyer just because they are round the corner.
I was informed by my lender that their panel solicitors operate no sale no charge basis for conveyancing in Highnam. I had a purchase abort yet the lawyers have invoiced for search fees! They say the fees are seperate!
Highnam conveyancing search charges are disbursements not solicitors fees as these are paid to a third party.