Our lawyer has discovered a defect with the lease for the apartment we are buying in Dymock. The other side have offered defective title insurance as a solution. We are happy with insurance and will pay for it. Our property lawyer says that he must check that the mortgage company is happy with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
Are the Dymock conveyancing solicitors identified as being on the Bank of Ireland conveyancing panel, together with their details provided by Bank of Ireland?
Dymock conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
I am planning to move home in September. Does my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you suggest a removal company in Dymock. Conveyancing solicitor was organised prior to coming across your site.
On the afternoon of completion you will need to collect the keys from the selling agent however this should only occur once the sellers lawyers inform the agent that they have the completion monies and the keys can be released. Subsequently you can tell the removal company that you are ready to move in. We do not recommend a particular removal company but can help you find a residential property solicitor in Dymock or a legal practice that specialises in conveyancing in Dymock.
Is it the case that all Dymock solicitor practices on the Barclays conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Barclays conveyancing panel they would need to be overseen by the SRA. Many lenders do allow licenced conveyancers on their panel in which case such firms would be governed by the CLC.
I'm in the process of viewing flats in Dymock and I am now considering a potential offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Skipton.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are seeking a mortgage with Skipton, make sure you remember to check that your lawyer is on the Skipton conveyancing panel.
I have todayfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Dymock for a purchase of a leasehold apartment 18 months ago. How can I check that my home is not still registered in the name of the former proprietor?
The quickest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Dymock conveyancing specialists.
How does conveyancing in Dymock differ for new build properties?
Most buyers of new build residence in Dymock contact us having been asked by the seller to sign contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Dymock 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 conveyancing solicitors 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 Dymock or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Dymock is where the house is located. What do you suggest?
Flying freeholds in Dymock are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dymock you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dymock 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 premises.