We see that you have a search directory identifying solicitors on the TSB conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Woolacombe?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Woolacombe.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would much rather use a Woolacombe based conveyancing firm?
You should check but the chances are that appoint one of their panel lawyers where you take up the "fee-free" deal. Call the lender to check if they offer you a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Woolacombe.
I have paid off my mortgage with Lloyds. I assume I don't need a Woolacombe lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
After much negotiation I have agreed a price on a house in Woolacombe. My mortgage broker pressured me to appoint their lawyer. I paid an advanced payment of £200. A few days later, the conveyancer called me to say that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Woolacombe solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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 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 Woolacombe postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Woolacombe.
Do commercial conveyancing searches disclose impending roadworks that could impact a commercial property in Woolacombe?
Its becoming the norm that commercial conveyancing solicitors in Woolacombe will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Woolacombe. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Woolacombe.
For every commercial conveyancing transaction in Woolacombe it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Woolacombe commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Woolacombe.
I am buying a new build house in Woolacombe with a mortgage from Accord Mortgages Ltd. The sellers would not budge the price so I negotiated five thousand pounds worth of extras instead. The sale representative told me not reveal to my lawyer about the extras as it will adversely affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
As co-executor for the will of my aunt I am disposing of a residence in Monmouth but I am based in Woolacombe. My lawyer (who is 235 kilometers from meneeds me to execute a statutory declaration ahead of completion. Can you recommend a conveyancing lawyer in Woolacombe to attest this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are located in Woolacombe