I can't travel far from Crediton. Is there a reason why all Crediton conveyancers are not on all bank panels?
A decade ago most mortgage companies demonstrated an attitude to risk which differs from the current day. The Financial Services Authority in 2010 conducted a thematic review into fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Consequently, mortgage companies have subsequently looked to extract more information from law firms regarding their processes and the staff who work for them and set certain criteria such as completing a minimum volume of transactions. Many firms have found themselves removed from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the minimum amount of transactions the mortgage companies set.
Me and my partner are buying a flat in Crediton. It might be a silly question but how we can trust a solicitor? On the day of competition we will need to put money into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are purchasing a terrace house in Crediton. We would like to convert the garage to an office at the property.Will the conveyancing process involve enquiries to see if these works are allowed?
Your property lawyer should review the registered title as conveyancing in Crediton will occasionally reveal restrictions in the title deeds which prevent certain changes or need the consent of a 3rd party. Certain additions require local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
Is it the case that all Crediton solicitors on the Yorkshire BS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be regulated by the SRA. Many lenders do permit licenced conveyancers on their panel and in that case the organisation would be regulated by the CLC.
I have a semi-detached Georgian house in Crediton. Conveyancing practitioner represented me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register for 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 Crediton and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing solicitor who conducted the purchase.
How does conveyancing in Crediton differ for new build properties?
Most buyers of new build property in Crediton approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Crediton tend to purchase the site, 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 Crediton or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Crediton is where the house is located. What do you suggest?
Flying freeholds in Crediton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Crediton you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crediton may determine 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.
What is different about your site and other web based conveyancing brokers for conveyancing in Crediton?
At this site obtain an accurate quote via a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Crediton. Unlike many estate agents and brokerage sites we do not charge firms a fee if you instruct them for your conveyancing in Crediton