Do all mortgage companies provide you with an approved list of Roehampton conveyancing solicitors? How do you know who is on the Santander conveyancing panel?
Roehampton conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
We had selected conveyancing lawyers located in Roehampton on the Yorkshire BS solicitor approved list. They are now charging me an additional charge for the legal aspects of the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your solicitor can charge a fee for this. The charge is not set by Yorkshire BS but by your Roehampton property lawyer. Some firms on the Yorkshire BS panel will charge an ‘acting for lender’ fee but many practices incorporate it on their overall fee.
I have a mortgage with Bank of Ireland for my property in Roehampton. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?
You must advise Bank of Ireland prior to renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel firm.
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 Roehampton solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 Roehampton postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Roehampton.
Should our lawyer be raising enquiries about flooding as part of the conveyancing in Roehampton.
Flooding is a growing risk for lawyers dealing with homes in Roehampton. Some people will buy a house in Roehampton, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a number of checks that can be carried out by the buyer or by their solicitors which should figure out the risks in Roehampton. The conventional set of completed inquiry forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to find out if the premises has ever been flooded. If the premises has been flooded in past which is not revealed by the owner, then a purchaser may commence a legal claim for losses as a result of such an inaccurate reply. A buyer’s conveyancers may also commission an enviro report. This should indicate whether there is a recorded flood risk. If so, additional investigations will need to be conducted.
How does conveyancing in Roehampton differ for newly converted properties?
Most buyers of new build premises in Roehampton contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is completed. This is because developers in Roehampton usually purchase the real estate, 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 used to new build conveyancing in Roehampton or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Roehampton is where the house is located. Can you offer any assistance?
Flying freeholds in Roehampton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Roehampton you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Roehampton may ascertain 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.
Am I best advised to use a Roehampton conveyancing lawyer in close proximity to the house I am buying? I have an old university friend who can carry out the conveyancing but they are based approximately 350miles away.
The benefit of a high street Roehampton conveyancing practice is that you can pop in to sign documents, deliver your ID and pester them where appropriate. Having local Roehampton know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and the majority were content that should trump using an unknown Roehampton conveyancing lawyer just because they are Roehampton based.