Is the fact that my solicitor in Tisbury is not on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Tisbury conveyancing practice and enquire why they are no longer on the approved list for your bank.
I am currently in the process of buying my council flat in Tisbury. I have a mortgage offer with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
The mortgage over my property is with Yorkshire BS for my property in Tisbury. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?
Yorkshire BS must be informed of your intention before renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel firm.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Tisbury building society branch on various occasions and was told they are content with the situation and they will lend. My Tisbury conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their published requirements. I have no idea who is right.
As long as the property lawyer is on the mortgage company approved list, they must adhere to the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
What tools are available to search for a Tisbury solicitor on the Virgin Money conveyancing panel? I drive a motor bike and am willing to travel upto 20miles to meet the conveyancer.
Feel free to make use of the tool on this website. Please select a bank and your location and you will see a number of Tisbury conveyancing lawyers based on proximity. We have listed some Tisbury conveyancing firms towards the end of this page and you can ring them to check whether they are on the Virgin Money panel
Should I use a Tisbury conveyancing lawyer based in the location that I am purchasing? An old friend can perform the legal work but they are based 400miles drive away.
The benefit of a local Tisbury conveyancing practice is that you can visit the firm to execute paperwork, hand in your identification documents and apply pressure on them if necessary. Having local Tisbury know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and the majority were happy that should outweigh using an unfamiliar Tisbury conveyancing solicitor just because they are Tisbury based.
I am hoping to complete next month on a basement flat in Tisbury. Conveyancing lawyers assured me that they are sending me a report tomorrow. What should I be looking out for?
The report on title for your leasehold conveyancing in Tisbury should include some of the following:
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It needs to be made clear to you whether the lease allows you to alter or upgrade anything in the premises- you must know whether it relates to all alterations or just structural alteration, and whether permission is mandated necessary Will you be prohibited or prevented from having pets in the property? Repair and maintenance of the property Where does the liability rest to repair and maintain the block. It is essential that you know who is duty bound to repair and maintenance of all parts of the block and communal areas You would want to receive a copy of the lease
Tisbury Leasehold Conveyancing - A selection of Queries Prior to buying
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Its a good idea to find out as much as possible regarding the company managing the block as they will either make living at the property much easier or problematic. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents both financially and when it comes to day to day issues such as the tidiness of the common parts. Enquire of other tenants what they think of them. On a final note, find out the dates that the maintenance charges are due to the relevant party and specifically what you get for your money. How much is the ground rent and service charge?
I'm purchasing a bungalow in Tisbury. I have found my conveyancer's company on the CLC list, but I can't see my conveyancer's name on the list. Is this a big problem?
Not all staff in the practice must be listed by the regulator. Provided there is someone qualified to 'oversee' the work, the actual day-to-day activity can be conducted by unlicensed staff.