We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would much rather appoint a Plymouth based conveyancing firm?
Do check but the chances are that appoint one of their panel solicitors should you take up the "fee-free" deal. Contact the bank and ask if they offer you a monetary alternative. Some banks have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Plymouth.
My wife and I are in the process of looking at apartments in Plymouth and I am now considering a potential offer. Is it wise to have a property lawyer on ‘stand by’? I intend to finance via a home loan with Yorkshire BS.
It would be advisable to commence 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 pass their details on to the EA. As you are taking out a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.
Completion of my purchase has taken place for my property in Plymouth. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Plymouth solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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. You may wish to consider appointing your own Plymouth surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Should my lawyer be making enquiries regarding flooding as part of the conveyancing in Plymouth.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Plymouth. Plenty of people will acquire a property in Plymouth, fully aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, but there are a number of searches that may be carried out by the buyer or by their conveyancers which can figure out the risks in Plymouth. The standard property information forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to find out whether the property has ever been flooded. In the event that the residence has been flooded in past and is not revealed by the seller, then a buyer may commence a legal claim for losses as a result of such an incorrect response. The purchaser’s conveyancers may also carry out an enviro report. This should disclose if there is a recorded flood risk. If so, further inquiries will need to be conducted.
My wife and I purchased a renovated Victorian house in Plymouth. Conveyancing solicitor represented me and Virgin Money. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the matching property. Is it worth asking Virgin Money to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Plymouth and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing practitioner who conducted the work.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Plymouth is the location of the property. Can you shed any light on this issue?
Flying freeholds in Plymouth are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Plymouth you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Plymouth may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am looking to sell my property. My previous solicitors has retired. It would be helpful to have a recommendation of a conveyancing firm. Im based in Plymouth if that makes a difference.
You should use our search tool to help you choose a solicitor for your conveyancing in Plymouth. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.