It has come to my attention via my mortgage adviser that my East Coker solicitor is not on the mortgage company Solicitor panel. What can I do to check?
The first thing you need to do is to contact your East Coker lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
I require conveyancing for an apartment in a fairly new development (6 years built) in East Coker. Almost all the properties are already occupied. Do I need carry out the conveyancing searches as part of conveyancing in East Coker?
You are opening yourself up to an unnecessary risk in failing carrying out East Coker conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that your lawyer conducts them. Where timings and driving down costs are primary concerns you should consider with your solicitor about the viability of search insurance
It is is a decade since I acquired my property in East Coker. Conveyancing lawyers have just been appointed on the sale but I am unable to locate the title deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a chance that the deeds will be kept by your lender or they may be in the possession of the solicitor who oversaw the purchase. Secondly in most cases the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in East Coker relates to registered property but in the unlikely event that your property is not registered it is more problematic but is resolvable.
There are plenty of conveyancing solicitors in East Coker but how do I know who's good?
We would encourage you not to go for the lowest East Coker conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I recently had an offer agreed on an apartment in East Coker. My financial adviser pressured me to appoint their property lawyer. I paid an upfront payment of £225. A couple of days later, the conveyancer called me sheepishly admitting that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Our offer on a house in East Coker has been accepted, the vendors do however have a dependent purchase. The owners have placed an offer on on an apartment, but it’s not been accepted yet, and have viewings of other apartments booked. I have chosen a local conveyancing solicitor in East Coker. What do I do now? At what point do I apply for the mortgage with Nottingham?
It is normal to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx one thousand pounds, then valuation, East Coker conveyancing search fees, etc). The first thing to do is check that your conveyancing practitioner is on the Nottingham conveyancing panel. Concerning the next stages this very much dictated by the specifics of your case, desire for the property and on the state of the market. In a buoyant market the majority of buyers will apply for a home loan with Nottingham and pay for the valuation and only if it was satisfactory would they pay their lawyer to press on with the conveyancing in East Coker.
I used Arc property Solicitors several years past for my conveyancing in East Coker. I now require my file however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in East Coker of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
As a leasehold owner I am liable for a service charge for my appartment in East Coker. Due to losing my job and other issues I fell behind with remittance. I negotiated a payment schedule but there is still three thousand pounds outstanding at the current time.
I now wish to dispose of the property and I am nervous that this may jeopardize the sale if I have to settle the arrears now. I'd like to sell up and subsequently pay them back with the proceeds - is this practicable?
The property lawyer handing your East Coker sale should be in a position to negotiate with the management company, and agree with them whether or not they would accept payment from sale proceeds. Here is indicative of why it is sensible to choose a property lawyer in East Coker as they may well enjoy a strong line of communication with the management company.