Is the fact that my solicitor in Axminster is not on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Axminster conveyancing practice and enquire why they are no longer on the approved list for your lender.
Last month we had a mortgage agreed in principle with Lloyds. Axminster conveyancing solicitors were chosen. What is the average time that one could expect to receive a mortgage offer from Lloyds?
There is no definitive answer here. Have Lloyds conducted the valuation? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My fiancee and I are in the throws of looking at houses in Axminster and I am about to put in an offer. Should I already have a conveyancer appointed at this point? I am planning to take a mortgage with Lloyds.
It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are taking out a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer agreed on an apartment in Axminster. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. A couple of days later, the property lawyer contacted me to say that they were not on the Co-operative 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 Co-operative 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.
How does conveyancing in Axminster differ for new build properties?
Most buyers of new build or newly converted property in Axminster approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is constructed. This is because developers in Axminster typically purchase the land, 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 property lawyers 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 accustomed to new build conveyancing in Axminster or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Axminster is the location of the property. Can you shed any light on this issue?
Flying freeholds in Axminster are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Axminster you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Axminster may decide 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 property.
Is it simple use your search tool to locate a conveyancing practitioner in Axminster on the panel for my bank?
Step one is to select a bank such as National Westminster Bank, The Mortgage Works or Clydesdale then type in your preferred area for example Axminster. Conveyancing firms in Axminster and beyond should be identified.
We are 14 days into a leasehold purchase having been referred to solicitors by the selling agent to carry out the conveyancing in Axminster. I am am extremely dissatisfied with the level of service. Could you you assist me in finding new lawyers?
They would need to be really poor in order to consider replacing them. Has your mortgage offer been sent? If so you will need to inform them of the new contact details and have the loan are re-sent. The conveyancer should be on the mortgage company panel to avoid added expenses and delays. That should be your starting point. Our find a solicitor tool will help you find a bank approved solicitor for your conveyancing in Axminster