How do I investigate if the solicitor handling my conveyancing in Farnham Royal is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for The Mortgage Works thus paying £187.00 plus VAT in additional conveyancing invoice.
Please do make use of the find a conveyancing panel solicitor tool on this site. Pick the mortgage company and type ‘Farnham Royal’ or your location and you will see a number of lawyer offices in Farnham Royal or by proximity to you.
We previously appointed conveyancers located in Farnham Royal on the Coventry BS solicitor approved list. They are now charging me a supplemental fee for handling the Coventry BS mortgage. Is this a supplemental 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 solicitor can charge a fee for this. The fee is not dictated by Coventry BS but by your Farnham Royal lawyer. Some firms on the Coventry BS panel will quote an ‘acting for lender’ fee and others do not.
I have paid off my mortgage with Coventry BS. I assume I don't need a Farnham Royal property lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Farnham Royal bank branch on various occasions and was told it wasn't a problem and they would lend. My Farnham Royal conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. I have no idea who is right.
Provided that the lawyer is on the bank panel, they must comply with the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
My wife and I are intent on selling our property in Farnham Royal and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know this is not the case. For the life of me I don't know why the purchasers used an online conveyancing firm as opposed to a conveyancing solicitor in Farnham Royal. Having lived in Farnham Royal for six years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Are there restrictive covenants that are commonly identified during conveyancing in Farnham Royal?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Farnham Royal. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Farnham Royal differ for newly converted properties?
Most buyers of new build residence in Farnham Royal contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is ready to move into. This is because builders in Farnham Royal typically buy 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 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 used to new build conveyancing in Farnham Royal or who has acted in the same development.
Are there any apps to assist me to locate a Farnham Royal solicitor on the Accord Mortgages Ltd conveyancing panel? I have wheels and am willing to travel upto 25miles to meet the lawyer.
Feel free to make use of the search on this website. Please select a bank and your location and you will see a number of Farnham Royal conveyancing lawyers locally. We have detailed some Farnham Royal conveyancing firms at the bottom of this page and you can ring them to see whether they are on the Accord Mortgages Ltd member panel