I am obtaining a offer of a home loan from Nat West. My intention is to use a Licensed Conveyancer in Taunton. Does the Nat West Conveyancing panel allow for conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
A relative informed me that in purchasing a property in Taunton there may be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?
We are aware of a number of properties in Taunton which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Taunton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to mortgage companies such as Co-operative, do Taunton conveyancers have to pay a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
Can you point me to a directory of Bank of Ireland panel solicitors in Taunton on the Building Society Association’s Website?
No. There is no such tool on the CML or Building Society Association websites. A small selection of lenders make their panel listings viewable online. Where you are in need of a Taunton property lawyer on the Bank of Ireland please use our tool.
Should my solicitor be asking questions concerning flooding during the conveyancing in Taunton.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Taunton. Some people will acquire a property in Taunton, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to give advice on flood risk, but there are a numerous checks that may be carried out by the purchaser or by their conveyancers which can give them a better understanding of the risks in Taunton. The conventional set of property information forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to discover if the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the seller, then a buyer could bring a legal claim for losses as a result of such an inaccurate answer. A purchaser’s solicitors may also conduct an environmental report. This will indicate whether there is any known flood risk. If so, more detailed investigations should be initiated.
The deeds to our house can not be found. The solicitors who handled the conveyancing in Taunton 4 years ago no longer exist. What do I do?
Assuming the title is registered the information relating to your ownership will be documented by HMLR with a Title Number. It is possible to conduct a search at the Land Registry, find your house and get current copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I am purchasing my first flat in Taunton benefiting from help to buy. The developers would not budge the price so I negotiated 6k of extras instead. The property agent told me not reveal to my solicitor about this extras as it will impact my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Taking into account that I will soon spend hundreds of thousands of pounds on a property in Taunton I would like to talk to a solicitor concerning thehome move before appointing the firm. Can this be arranged?
This is something that we encourage - we would be happy to talk to you we do not take any clients on without you speaking to the solicitor who will be carrying out your property ownership legalities in Taunton.There is no ‘factory style conveyancing’ - each client is an important person, not a matter reference. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Taunton should be the figure that you are charged.