We are hoping to buy a newly converted apartment in Meltham with a loan from Coventry Building Society.We use our Meltham conveyancing solicitor but Coventry Building Society says his firm is not listed on their "panel". We have to appoint a Coventry Building Society panel solicitor or retain our high street solicitor and fork out for a Coventry Building Society panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The loan offered to you contains terms and conditions, a common one being that lawyers will be on the Coventry Building Society approved list. in the past, most banks 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 lawyer to apply to be on the conveyancing panel for Coventry Building Society
My stepmother advised me that in purchasing a property in Meltham there may be a number of restrictions prohibiting external changes to a property. Is this right?
There are anumerous of properties in Meltham which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Meltham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you help - my lawyer says that lack of right of way insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Meltham?
The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Meltham solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Meltham postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Meltham.
Various web forums that I have visited warn that are a common reason for delay in Meltham conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Meltham.
2 months have elapsed since my purchase conveyancing in Meltham took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
As co-executor for the estate of my grandfather I am selling a property in Monmouth but reside in Meltham. My lawyer (who is 200 kilometers awayneeds me to sign a stat dec before completion. Can you recommend a conveyancing practitioner in Meltham who can attest and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are Meltham based
What is the reason for new build conveyancing in Meltham being more expensive?
Buying a brand new premises is significantly different from the normal house buying conveyancing in Meltham. Firstly sellers usually insist contracts to exchange very quickly, so there is a a great deal of pressure on your conveyancer to ensure everything is in order. In addition new build properties often necessitate examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Bank obligations are also more detailed. Given the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.