I have just been advised by my IFA that my Somerton the law firm I have appointed is not on the lender Solicitor panel. What can I do to be certain whether this is indeed the case?
The best course of action for you to take is to call your Somerton conveyancer. You lawyer should notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
We note that you have a search directory identifying law firms on the Lloyds conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Somerton?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Somerton.
I am purchasing a end of terrace house in Somerton. We would like to convert the garage to a playroom at the property.Will the conveyancing process involve enquiries to determine if these works were previously refused?
Your solicitor should check the deeds as conveyancing in Somerton can on occasion reveal restrictions in the title deeds which prevent certain changes or require the consent of another owner. Certain additions need local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
I have been told by my lawyer that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Somerton?
The appropriate level of breach of easement indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such policies.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Somerton solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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 property lawyer 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 Somerton postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Somerton.
I opted to have a survey done on a property in Somerton in advance of retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. Our surveyor advised that some banks may not grant a loan on a flying freehold property.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to telephone us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Somerton. Conveyancing may be slightly more expensive based on your lender's requirements.
My step-father has encouraged me to instruct his lawyers for conveyancing in Somerton. Should I choose my own property lawyer?
Much as we are happy to recommend a Somerton conveyancing lawyer it’s preferable to select a conveyancing solicitor is to seek referrals from friends or family who have previously instructed the conveyancer that you are considering.
Our offer on semi in Somerton has been agreed to, the vendor does however have a dependent purchase. The owners have offered on a property, however it’s not yet tied up, and has viewings of other properties booked. I have chosen a local conveyancing solicitor in Somerton. What should be my next step? At what point do I apply for the mortgage with Bank of Ireland?
It is normal to have concerns where there is an associated chain given your reluctance to incur expenses prematurely (home loan application is approx £1k, then valuation, Somerton conveyancing search costs, etc). First, you should ensure that your lawyer is on the Bank of Ireland approved list. Regarding the subsequent steps this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. During a buoyant market the majority of buyers will apply for a home loan with Bank of Ireland and pay for the survey and only if it was satisfactory would they pay their lawyer to press on with searches.