We are getting the release of further funds on our mortgage from TSB as we intend to conduct alterations to our home in Tetbury. Are we obliged to choose a high street Tetbury solicitor on the TSB conveyancing panel to handle the legals?
TSB don't usually instruct a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB panel.
We have a mortgage agreed in principle with Bank of Ireland. Tetbury conveyancing practitioners have been chosen. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
Some lenders take longer than others. Have Bank of Ireland done the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being a right pain. The Tetbury solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a house in Tetbury? or Apparently there is an ancient law that means some house owners living in a parish church boundary will be compelled to contribute towards repairs to the chancel within the church. Is this a legitimate concern for conveyancing in Tetbury?
Unless a prior purchase of the premises completed post 12 October 2013 you may take it that solicitors delivering conveyancing in Tetbury to continue to propose a a chancel search and or chancel repair liability insurance.
My wife and I own a 4 bedroom Georgian property in Tetbury. Conveyancing solicitor acted for me and Halifax. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tetbury and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing lawyer who conducted the purchase.
How does conveyancing in Tetbury differ for new build properties?
Most buyers of new build residence in Tetbury contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Tetbury typically purchase the land, 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 accustomed to new build conveyancing in Tetbury or who has acted in the same development.
In scouring the internet for the term cheap conveyancing in Tetbury it shows results of numerous solicitorsin the vicinity. With so much choice what is the best way to find the suitable conveyancing solicitor for purchase transaction?
The preferential method of finding a suitable conveyancer is via trusted referral, so enquire of friends and family who have purchased a property in Tetbury or the respected estate agent or financial adviser. Costs for conveyancing in Tetbury vary, so it's advisable to obtain a minimum of three fee estimates from different conveyancers. Dont forget to clarify what costs in the quote includes.
My partner and I are acquiring a first floor flat in Tetbury. At the time of instructing our conveyancing practitioner, we were told they were on all mainstream lender panels. The mortgage broker called today to say that they don't seem to be on the Virgin Money approved list. Were it to be true, what should we do? Should we just pick a new conveyancing practitioner that is on their approved list or do we cover the costs for separate representation, with Virgin Money selecting their own preferred conveyancing practitioner.
When acquiring a property with mortgage finance it is conventional for the purchaser’s lawyers to also act for the mortgage company. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict conditions which the lawyer has to fulfill. Some lenders now insist their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancing practitioner should contact Virgin Money to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Virgin Money's conveyancing panel and you may continue to use your own Tetbury solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another property lawyer into the equation.