We are buying a 1 bedroom apartment in Warminster with a mortgage. We like our Warminster conveyancer, but the lender advise he's not on their "panel". It appears that we have little option but to instruct one of the bank panel solicitors or keep our Warminster conveyancing practitioner as well as pay for one of their panel firms to act for them. We consider that this is unjust; are we not able to insist that the bank use our Warminster solicitor ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: 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 Warminster conveyancing solicitor to apply to be on the conveyancing panel.
We are aiming to move property in February. Should my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you put forward a removal company in Warminster. Conveyancing solicitor was organised prior to coming across this website.
On the afternoon of completion you can collect the keys from the property agent but this can only be done after the previous owners solicitors inform the agent that they have the completion monies and the keys can be released. After that you can advise the removal men that they can start moving you in. We do not recommend a specific removal organisation but can help you locate a residential property solicitor in Warminster or a firm that specialises in conveyancing in Warminster.
I am currently in the process of buying my council flat in Warminster. I have a mortgage offer with Virgin Money. 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 have 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 Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
Planning on purchasing a apartment in Warminster. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Warminster conveyancing practitioner is on the UBS conveyancing panel.
Should our solicitor be asking questions regarding flooding as part of the conveyancing in Warminster.
Flooding is a growing risk for solicitors carrying out conveyancing in Warminster. Some people will purchase a house in Warminster, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, but there are a various checks that can be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in Warminster. The conventional set of information supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the owner to find out whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not notified by the vendor, then a buyer could bring a legal claim for losses as a result of such an misleading answer. A purchaser’s conveyancers should also conduct an enviro search. This will higlight whether there is any known flood risk. If so, further investigations will need to be carried out.
I have a terraced Edwardian house in Warminster. Conveyancing solicitor acted for me and Alliance & Leicester . I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess 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 Warminster 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 buyers. You can also check the situation with your conveyancing solicitor who conducted the purchase.
Over the last few months I have been searching for a flat up to £305k and found one close by in Warminster I like with amenity areas and transport links nearby, however it's only got 61 years on the lease. There is not much else in Warminster suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
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 not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
Being a leasehold owner I am liable for a maintenance fee for my first floor flat in Warminster. As a result of poor financial planning I slipped behind with payments. The freeholders agreed a settlement schedule but there is still three thousand pounds currently due.
I now wish to sell and I am worried this may hold me back if I have to settle the amount due now. Do I have to settle before - is this practicable?
It would be wise to check with the lawyer carrying out your Warminster conveyancing but it may be possible to agree for the debt to be passed to the purchasers. The final price payable would be adjusted to reflect the amount of debt they assume. They could then pay the arrears once they are the owners.