My husband and I are hoping to buy a house in Bourton on the Water and are in fact using a Bourton on the Water conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Santander have this morning contacted us to inform me that there is now an issue as our Bourton on the Water solicitor is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Bourton on the Water solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
I am acquiring a house without a mortgage in Bourton on the Water. I have lived for the previous Seventeen years in Bourton on the Water. Conveyancing searches are expensive. As I have knowledge of the road and vicinity very well must I have all the conveyancing searches?
Provided that you do not need a mortgage, then all but one or two of the Bourton on the Water conveyancing searches are optional. Your solicitor will 'advise', perhaps strongly, that you should have searches carried out, but she has a professional duty to do this. Do consider; if you are going to dispose of the house at a future date, it could be of importance to your prospective buyer what the searches contain. Sometimes premises with no practical issues can still throw up unfavourable search results. A good conveyancing solicitor in Bourton on the Water should be able to give you some constructive advice here.
Are the BSA intent on creating a searchable register to to identify solicitors on the Earl Shilton BS conveyancing panel for instance in Bourton on the Water?
We are not aware of any plans on the part of the BSA to promote such a search facility.
How can we tell if a Bourton on the Water conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Bourton on the Water seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your conveyancing.
My husband and I are at the point of looking at houses in Bourton on the Water and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a home loan with Coventry BS.
It would be advisable to start 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 pass their details on to the EA. As you are taking out a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Bourton on the Water solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 Bourton on the Water postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Bourton on the Water.
I am looking for a flat up to £245,000 and found one close by in Bourton on the Water I like with a park and transport links nearby, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Bourton on the Water in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage the remaining unexpired lease term will be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
Can a conveyancer remove someone from the title of my home in Bourton on the Water ?
Removing or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a property lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a lawyer