We are planning to acquire a property and require a conveyancing solicitor in Chippenham who is on the Co-operative solicitor panel. Can you recommend a local 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 Co-operative . We don't recommend any particular firms conducting conveyancing in Chippenham.
I am considering applying for a Bank of Ireland mortgage for purchase of a newly converted (under development) in Chippenham with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?
In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I have been advised by my solicitor that breach of easement insurance is necessary on my purchase. What is the level of cover for Chippenham conveyancing?
The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
I'm the single recipient of my late mum's will and I have everything in my name alone, including the my former home in Chippenham. The Chippenham property was put into my name in December. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the property in December. Is the property unsalable for six months?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. Most mortgage companies would take a practical view as this requirement principally exists to pick up on subsales or the wholesaling and assigning of property.
We previously appointed conveyancing lawyers with offices in Chippenham on the Coventry BS solicitor approved list. They have just billed me an additional sum for handling the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner may levy a fee for this. The fee is not dictated by Coventry BS but by your Chippenham conveyancer. Plenty of firms on the Coventry BS panel will charge ’dealing with mortgage’ fee and others do not.
The deeds to my home can not be found. The conveyancers who conducted the conveyancing in Chippenham 5 years ago have long since closed. What are my options?
These day there are copies made of almost everything, and your solicitor should know exactly where to find all the relevant paperwork so you may purchase or sell your house without a hitch. If copies are not available, your lawyer may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on the premises.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one round the corner in Chippenham I like with amenity areas and station in the vicinity, however it's only got 51 years on the lease. There is not much else in Chippenham in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a home loan the remaining unexpired lease term may be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
What can I do where I am unhappy with the property lawyer who carried out our conveyancing in Chippenham?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that every so often things do go wrong. Nevertheless there is recourse if you were unhappy with your conveyancing in Chippenham. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their regulator. If things still aren’t sorted out you may consider getting in touch with the Legal Ombudsman.