Me and my fiance are buying a 1 bedroom flat in Ravenshead with a mortgage. We wish to retain our Ravenshead lawyer, but the lender says she’s not on their "panel". It appears that we have no option but to instruct one of the mortgage company panel firms or keep our Ravenshead property lawyer as well as pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Ravenshead conveyancing solicitor to apply to be on the conveyancing panel.
It is 10 years ago since I purchased my property in Ravenshead. Conveyancing solicitors have recently been appointed on the sale but I can't locate my title deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be with your lender or they could stored with the solicitor who acted in the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in Ravenshead involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
We are purchasing a property in Ravenshead. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to put funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am assisting my step-mother sell her house in Ravenshead. Does the solicitor order an EPC or it is for the owner to coordinate?
After the demise of HIPs, EPC’s was maintained a required component of moving property. An energy assessment needs to be to hand before the property is advertised. This is not as aspect of the sale process that lawyers normally organise. If you are instructing a Ravenshead conveyancing practitioner they might help arrange energy assessments given their relationships with long established local energy assessors
Is it the case that all Ravenshead solicitor practices on the Barclays conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Barclays conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel and in such a situation the firms would be overseen by the Council of Licensed Conveyancers.
Will our lawyer be raising questions about flooding during the conveyancing in Ravenshead.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Ravenshead. There are those who purchase a house in Ravenshead, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, but there are a numerous checks that may be carried out by the buyer or by their solicitors which should figure out the risks in Ravenshead. The conventional set of completed inquiry forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to determine if the property has suffered from flooding. If flooding has previously occurred which is not notified by the owner, then a buyer may bring a claim for damages resulting from an misleading answer. A buyer’s solicitors should also carry out an enviro search. This will disclose whether there is any known flood risk. If so, more detailed inquiries should be conducted.
Just had an offer accepted on a new build apartment in Ravenshead. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Ravenshead
-
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants.
My husband and I are novice buyers - agreed a price, yet the selling agent has warned us that the owners will only proceed if we instruct the agent's chosen conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Ravenshead
It is improbable the owners are driving this. If they want ‘a quick sale', turning down a genuine buyer is likely to cause more damage than good. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you intend to appoint your preferred Ravenshead conveyancing lawyers - as opposed tothose that will earn the estate agent a referral fee or hit his conveyancing figures set by head office.