I am buying residence in Bakewell. My Solicitor is not listed on the mortgage company solicitor list. Can I still use my Bakewell conveyancing solicitor notwithstanding that they are excluded from the lender panel?
You have a couple of alternatives open to you here
- Carry on with your preferred Bakewell lawyer but your bank will no doubt appoint a property lawyer on their conveyancing panel. The net result is additional cost together with potential frustration.
- Get a fresh solicitor to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
- Appeal to your lawyer to attempt to join the mortgage company panel
Please help. My Bakewell conveyancer is informing me me that she is duty bound toconduct Bakewell conveyancing searches asthe firm are on the Santanderconveyancing panel. These Bakewell searches cost a lot of money can this be avoided?
You have limited options available to you. As you are taking a mortgage with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Bakewell conveyancing searches.
My wife and I have a renovated Edwardian property in Bakewell. Conveyancing practitioner acted for me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bakewell and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing solicitor who conducted the purchase.
How does conveyancing in Bakewell differ for newly converted properties?
Most buyers of new build premises in Bakewell come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Bakewell 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 used to new build conveyancing in Bakewell or who has acted in the same development.
I am thinking of appointing a conveyancing lawyer in Bakewell for my home move. Can I review a firm’s record with the profession’s regulator?
You may read published Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after Jan 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.
We are in the process of acquiring a flat in Bakewell. Could the property lawyer have our transaction price a secret from sites such as Nestoria. How could this be achieved ?
HM Land Registry by statute are bound to note price sold information on a register of the title for residential properties nationwide which includes homes in Bakewell. The register of ownership is a public document, so HM Land Registry would be breaching their statutory duty excluded specific homes such as the property in Bakewell.
In essence you can ask the Land Registry to hide the amount paid entry but the answer would be in the negative.