We are purchasing a 1 bedroom apartment in Nether Stowey with a mortgage. We have a Nether Stowey solicitor, but the lender advise he's not on their "panel". It appears that we have no option but to select one of the lender panel solicitors or retain our Nether Stowey property lawyer as well as pay for one of their panel lawyers to act for them. We regard this is unjust; is there anything we can do?
No, not really. The mortgage offered to you 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 Nether Stowey conveyancing lawyer to apply to be on the conveyancing panel.
I have given 8 weeks notice to my existing landlord and have to leave my rented property in Nether Stowey by the end of next month. Conveyancing for my house purchase is progressing. How realistic is it to complete in 4 weeks as don't want to have to move into short term accommodation?
It is unwise to give notice for your letting until your lawyer suggests that you should. If you have not already done so, contact to your conveyancer and urge them to they chase the other side, try to an agreed time frame that all parties will look to achieve
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would prefer to instruct a Nether Stowey based conveyancing firm?
You should check but the chances are that appoint one of their panel solicitors should you want the "fee-free" offer. Speak to the lender and check if they allow a cash alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Nether Stowey.
Various web forums that I have visited warn that are the primary reason for hinderance in Nether Stowey house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances during the legal transfer of property. Local searches are not likely to be the root cause of delay in conveyancing in Nether Stowey.
Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who handled the conveyancing in Nether Stowey 10 years ago no longer exist. What are my options?
Assuming the title is registered the details of your proprietorship will be retained by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, locate your house and obtain up to date copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
How does conveyancing in Nether Stowey differ for newly converted properties?
Most buyers of new build residence in Nether Stowey come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in Nether Stowey tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Nether Stowey or who has acted in the same development.