Why would I appoint a Templecombe conveyancing firm given that internet based alternatives are so much cheaper?
Its a good idea to get 2 or 3 like-for-like quotes for conveyancing costs in Templecombe and you should seek a reasonable quote but don’t be focused with sourcing the lowest priced Templecombe conveyancer. Locating the right conveyancer can be the difference between a seamless and a distressing move. You need to ensure that you have expert advice from a specialist conveyancer. An e-mail can never take the place of a telephone call and can never replicate a face to face meeting. The firms that we work with will allocate you a qualified and trusted conveyancing solicitor who can tackle your conveyancing from from the outset to completion, giving the sort of personalised service that you are unlikely to received from an internet conveyancer. Our lawyers will contact you regularly to update you as to any developments and keep you informed. Should it ever be necessary to call the firm you will be sure who to ask for and they will be sure you are in the know.
My solicitor has uncovered a a problem with the lease for the flat we are purchasing in Templecombe. The seller’s lawyers have offered title insurance as a solution. We are content with insurance and will pay for it. Our conveyancer has advised that he must check that the lender is happy with this solution. Who is the client here, us or the bank?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
Me and my partner are buying a flat in Templecombe. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to put funds into their account. What protection do we have from them run away with our deposit?
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.
Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Templecombe. Do I receive the keys to the property on the completion date from my lawyer? If so, I will appoint a High Street conveyancing solicitor in Templecombe?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you should be called to pick up the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
After shopping around on the internet I have found a Templecombe conveyancing practitioner having checked that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
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. 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 Templecombe postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Templecombe.
Me and my brother have a terraced Georgian property in Templecombe. Conveyancing solicitor represented me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Templecombe and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing lawyer who completed the work.
I am looking for a ground for flat up to £195,000 and found one near me in Templecombe I like with a park and transport links in the vicinity, however it only has 49 years on the lease. There is not much else in Templecombe for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan that many years will likely be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
Myself and my husband have recently had an offer agreed on a property and had an appointment on Friday with HSBC for the mortgage. They have informed us that when it comes to choosing a property lawyer that if they are not on their approved panel of conveyancers then we will incur a further fee of about two hundred pounds. This is because they will then have to appoint a property lawyer to act on their behalf in addition to the one we select for ourselves and we are liable for their fees. I have requested HSBC to provide me with a list so I can seek quotes only from their approved conveyancers but was told that I need to check with each individual conveyancer to see if they are on the panel. Is their an easier way of going about this?
You can enquire of HSBC what their criteria for joining their panel is for a solicitor.Thereafter ask the lawyer of your choice whether they fit that criteria and have they acted on loans for HSBC before. If the answer to those is yes, then just clarify this with HSBC. Alternatively please use our search tool and we may be able to identify a property lawyer in Templecombe on the panel for HSBC.