Do the Building Society Association intend to launch a search tool with a view to list firms on the Loughborough BS conveyancing panel for example in Poundbury?
We would not expect to be advised of any intention on the part of the BSA to promote such a register.
What is your number one tip for choosing a conveyancing solicitor in Poundbury
Do not opt for the cheapest Poundbury conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Can you point me to a directory of Nationwide panel conveyancers in Poundbury on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings open the public on the web. Where you are looking for a Poundbury lawyer on the Nationwide please make the most of our tool.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Poundbury solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 Poundbury 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 our conveyancer be asking questions about flooding as part of the conveyancing in Poundbury.
Flooding is a growing risk for lawyers dealing with homes in Poundbury. There are those who buy a property in Poundbury, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, however there are a number of checks that can be undertaken by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Poundbury. The standard information supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to find out if the premises has historically flooded. If the residence has been flooded in past and is not notified by the seller, then a purchaser may commence a legal claim for losses as a result of such an inaccurate response. The purchaser’s solicitors will also commission an enviro search. This will reveal if there is any known flood risk. If so, additional inquiries will need to be made.
Due to the advice of my in-laws I had a survey completed on a house in Poundbury in advance of retaining lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies will refuse to grant a loan on this type of home.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Poundbury. Conveyancing will be smoother if you use a solicitor in Poundbury especially if they are accustomed to such properties in Poundbury.
My husband and I are novice buyers - agreed a price, but the property agent advised that the vendor will only move forward if we instruct the agent's chosen lawyers as they need a ‘quick sale’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Poundbury
It is unlikely the sellers are driving this. Should the owner desire ‘a quick sale', alienating a motivated purchaser is counter productive. Try to communicate with the owners directly and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you are going to use your preferred Poundbury conveyancing solicitors - rather thanthose that will earn their negotiator at the agency a introducer fee or meet his conveyancing figures pre-set by head office.
Should one remove a deceased person's name from the title deeds for a property in Poundbury?
Where a Poundbury property is co-owned and one of the proprietors passes away, the name will not automatically be removed from the title deeds. You are not required to remove their name as in the event of a disposal you would simply need to evidence as to the reason the other owner is not a party to the contract, usually this is in the form of a grant of probate.
With the aim of making the sale conveyancing more straight forward for the sale of the property you can arrange to have the deceased party removed from the title by submitting an application to HM Land Registry with evidence of the death. There is no land registry fee payable.