It has come to my attention via my IFA that my Woolacombe solicitor is not on the lender Conveyancing panel. What can I do to check?
Your first step should be to call your Woolacombe lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may recommend you to a Woolacombe conveyancing practice that is on the approved list of lawyers for your mortgage company.
As I am unsure how the conveyancing process works what is the most important advice you can impart about purchase conveyancing in Woolacombe?
You may not hear this from too many lawyers but conveyancing in Woolacombe or throughout Devon is often a confrontational process. In other words, when it comes to conveyancing there exists plenty of room for conflict between you and other parties involved in the ownership transfer. For example, the seller, estate agent and sometimes the mortgage company. Selecting a law firm for your conveyancing in Woolacombe should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the transaction whose responsibility is to look after your best interests and to protect you.
There is a worrying increase of a "blame" culture- someone must be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your solicitor above all other parties when it comes to the legal assignment of property.
I am buying a new build flat in Woolacombe. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Woolacombe you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Woolacombe.
We have a mortgage agreed in principle with Clydesdale. Woolacombe conveyancing solicitors have been selected. How long does it take for Clydesdale to issue the offer to the solicitor?
Some lenders take longer than others. Have Clydesdale completed the survey? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am expecting a OIP from TSB this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Woolacombe solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint Woolacombe solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Woolacombe solicitor on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
Will our conveyancer be making enquiries regarding flooding as part of the conveyancing in Woolacombe.
The risk of flooding is if increasing concern for lawyers dealing with homes in Woolacombe. Plenty of people will purchase a property in Woolacombe, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, but there are a number of checks that may be initiated by the buyer or by their lawyers which can figure out the risks in Woolacombe. The standard information given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to discover if the property has ever been flooded. In the event that flooding has previously occurred and is not revealed by the seller, then a purchaser may issue a claim for damages as a result of such an incorrect response. The purchaser’s solicitors should also conduct an environmental search. This will reveal whether there is a recorded flood risk. If so, further investigations should be carried out.
It has been 4 months following my purchase conveyancing in Woolacombe concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.