The Sturminster Newton conveyancing solicitors that I recently instructed on my purchase in Sturminster Newton have without warning closed. I chose them because I had to have a firm on the Coventry BS conveyancing panel and my family Sturminster Newton lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Coventry BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
Can you help - my lawyer says that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Sturminster Newton?
The appropriate level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Santander and Leeds Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
We were going to get a AIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Sturminster Newton solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Sturminster Newton solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being a right pain. The Sturminster Newton solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
It has been 4 months since my purchase conveyancing in Sturminster Newton completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I decided to have a survey done on a house in Sturminster Newton in advance of retaining conveyancers. I have been informed that there is a flying freehold element to the property. The surveyor advised that some mortgage companies tend refuse to grant a mortgage on this type of home.
It varies from the lender to lender. Lloyds has different instructions from Nationwide. If you e-mail us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Sturminster Newton. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are new on the property ladder - had an offer accepted, yet the agent advised that the vendor will only move forward if we use the agent's recommended conveyancers as they are insisting on a ‘quick sale’. We would rather use a family solicitor who is accustomed to conveyancing in Sturminster Newton
It is improbable the sellers are behind this. Should the owner desire ‘a quick sale', turning down a motivated purchaser is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you are going to use your own,trusted Sturminster Newton conveyancing solicitors - rather thanthose that will give the estate agent a kickback or hit his conveyancing targets pre-set by head office.
Me and my partner are hoping to buy a 2 room housein Sturminster Newton with a home loan from a mortgage company. We have a conveyancer in Sturminster Newton however our bank inform us now that she’s not listed on their "panel". We have to appoint from the our lender panel solicitors or stay with our Sturminster Newton solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that our bank use our Sturminster Newton lawyer?
Unfortunately,no. The mortgage company mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels, including most conveyancing solicitors in Sturminster Newton : 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 lawyer to apply to be on the conveyancing panel for your bank.