I have just started taking steps with the aim of changing my existing standard loan to a BTL TSB mortgage. The bank has said that I must appoint a solicitor for this. I spoke to the same Lyme Regis conveyancing firm who dealt with the legals when I first bought the house. The pricing estimate e-mailed to me of £550 has shocked me as I am not require purchase conveyancing - it’s just a bog-standard refinance.
The estimate does seem a tad steep. If you shop around you could decrease the fees marginally by say £100 plus VAT. That being said, if you were satisfied with the legal work the firm gave you mightlive to regret opting for an an unknown solicitor. If is important to check that the firm can also act for TSB. You can make use of our search tool to select a Lyme Regis conveyancing firm on the TSB approved list of lawyers, which can often include conveyancing solicitors in Lyme Regis.
We see that you have a search directory listing law firms on the Principality conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Lyme Regis?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Lyme Regis.
Do I have to attend the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Lyme Regis so that I can attend their offices if necessary.
As opposed to 12 years ago, most banks no longer oblige their conveyancing panel lawyer to witness the borrowers signature. It will still be necessary for you to supply identification documents and there are still manifest benefits to using a locally based practitioner, in your situation a conveyancing solicitor in Lyme Regis.
My partner and I are spending time viewing flats in Lyme Regis and I am now considering a potential offer. Is it advisable to have my lawyer on ‘stand by’? I intend to finance via a mortgage with Co-operative.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are taking out a mortgage with Co-operative, make sure you remember to check that your lawyer is on the Co-operative conveyancing panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being problematic. The Lyme Regis solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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 was told two weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Lyme Regis is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
A colleague advised me that where I am buying in Lyme Regis I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Lyme Regis conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Lyme Regis around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Lyme Regis Education with plans and statistics, Local Amenities and other useful information about Lyme Regis.
I am thinking of appointing a conveyancing practitioner in Lyme Regis for my purchase. Is there any facility to review a solicitor's record with the profession’s regulator?
One may see presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find information 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, call +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training purposes.