I am expecting a mortgage offer from Nat West. I intend to enlist the help of a Licensed Conveyancer in Swanage. Does the Nat West Solicitor panel include conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Would the conveyancing solicitors that you recommend execute auction conveyancing in Swanage?
We know of a few niche solicitors we can put you in touch with those conducting auction conveyancing. Swanage is one of our areas of where our lawyers are based.
I am assisting my step-mother sell her house in Swanage. Will the solicitor commission an EPC or do I organise this?
After the abolition of Home Information Packs, energy performance certificates remained a compulsory component of selling a property. An energy assessment should be commissioned in advance of the property being placed on the market. It is not a task that solicitors ordinarily arrange. Where you are using a Swanage conveyancing solicitor they may help arrange EPC’s due to their relationships with reputable local providers
After weeks of negotiation I have agreed a price on a house in Swanage. My financial adviser pressured me to appoint their solicitor. I paid an advanced payment of £225. A couple of days later, the conveyancer contacted me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've 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 Swanage solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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 Swanage 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.
Despite weeks of looking the Title Certificate and documents to my house are lost. The lawyers who handled the conveyancing in Swanage 5 years ago have long since closed. What are my next steps?
You no longer need to have the physical official documentation to establish that you are the registered proprietor of land or property, as the Land Registry have everything they need in a digital format.
I have been on the look out for a flat up to £305k and found one close by in Swanage I like with amenity areas and transport links in the vicinity, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Swanage suitable, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan that many years will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
We are about to complete buying a house in Swanage but as a consequence of damage from the recent storms I have agreed reparation from the current proprietors of five thousand pounds taking the form of a reduction in the price. This was going to be dealt with as part of the conveyancing process however the lender will not agree to this. Why were they involved?
Any lawyer being on the bank approved list is obliged to inform the bank of any amendments to the sale figure. If you were to refuse your property lawyer to disclose the price change to your lender then they would have no choice but to discontinue representing you and the bank.