We are looking to buy a house and require a conveyancing solicitor in Lynton who is on the RBS approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Lynton.
My house in Lynton is up for sale and I have a buyer. Does the conveyancer have to be on the Barclays conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Barclays conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
is it true that all Lynton conveyancing solicitors on the Clydesdale conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do list licenced conveyancers on their panel and in such a situation the firms would be overseen by the CLC.
We have a mortgage agreed in principle with Bank of Ireland. Lynton conveyancing solicitors are chosen. How long does it take for Bank of Ireland to send the offer to the solicitor?
There is no definitive answer here. Have Bank of Ireland completed 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.
We were going to get a OIP from Clydesdale 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 Clydesdale recommend any Lynton solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Lynton solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
How does conveyancing in Lynton differ for newly converted properties?
Most buyers of new build or newly converted property in Lynton come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is built. This is because new home sellers in Lynton tend to buy the site, 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 used to new build conveyancing in Lynton or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Lynton is where the house is located. Can you offer any assistance?
Flying freeholds in Lynton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lynton you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lynton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Can you offer any advice when it comes to finding a Lynton conveyancing firm to deal with our lease extension?
When appointing a property lawyer for lease extension works (regardless if they are a Lynton conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Lynton conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:
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How familiar is the practice with lease extension legislation?
Lynton Leasehold Conveyancing - A selection of Questions you should consider Prior to buying
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Generally speaking the cost for major works tend not to be wrapped into the maintenance charges, albeit that some managing agents in Lynton obliged tenants to pay into a reserve fund created for the specific intention of building a fund for major works. The best form of lease arrangement is a share of the freehold. In this scenario the tenants benefit from being in charge if their destiny and even though a managing agent is often employed where the building is larger than a house conversion, the managing agent is directed by the tenants.