Are the BSA planning on creating a online directory to list practices on the Melton Mowbray Building Society conveyancing panel for instance in Loxford?
We have not been informed any intention on the part of the BSA to promote such a search facility.
Does a directory service exist listing Co-operative panel conveyancers in Loxford on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the CML or Building Society Association websites. Very few mortgage companies make their panel listings visible online. If you are seeking to appoint a Loxford conveyancing practitioner on the Co-operative please make the most of our facility.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Loxford property lawyer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Loxford solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Loxford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Should our solicitor be making enquiries regarding flooding as part of the conveyancing in Loxford.
Flooding is a growing risk for conveyancers specialising in conveyancing in Loxford. Plenty of people will buy a property in Loxford, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or on a buyer’s behalf which can figure out the risks in Loxford. The conventional set of completed inquiry forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the vendor to discover whether the premises has suffered from flooding. If the residence has been flooded in past and is not notified by the owner, then a buyer could bring a claim for damages resulting from an misleading response. The buyer’s conveyancers may also commission an environmental report. This should reveal if there is any known flood risk. If so, more detailed inquiries should be conducted.
Due to the guidance of my in-laws I had a survey completed on a house in Loxford before instructing solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some banks will refuse to grant a loan on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. If you e-mail us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Loxford. Conveyancing may be slightly more expensive based on your lender's requirements.
My cousin has suggested that I appoint his conveyancing solicitors in Loxford. Should I find my own conveyancer?
No doubt the ideal way to find a conveyancing solicitor is to seek referrals from friends or family who have experience in using the firm that you are are thinking of instructing.
New build sellers have put forward a conveyancing practitioner and I've received an estimate from them. They are almost two hundred pounds cheaper than my local Loxford solicitor. Should I use them?
Builders often have panels of solicitors who are quick and who know the seller’s contract and lawyer. Plenty of developers offer an inducement to choose their approved conveyancing practitioner for this reason, any increased charges can be avoided and a builder won't put forward a conveyancing factory and run the risk of having the conveyancing delayed when they want exchange in 28 days. The argument for not opting for the suggested conveyancer is that they may prove reluctant to 'push' your interests at the risk of upsetting the developer. Where you have concerns that this may be the situation you should stick with your high street Loxford conveyancing practitioner.