My lawyer in Meliden is not on the TSB Solicitor Panel. Can I still retain my family solicitor even though they are excluded from the TSB approved list?
The limited options available to you here include:
- Carry on with your preferred Meliden solicitors but TSB will need to use a lawyer on their list of acceptable firms. This will inevitably rack up the total legal charges as well as cause frustration.
- Get an alternative solicitor to to deal with the conveyancing, obviously checking they are Persuade your lawyer to do everything within their powers to join the TSB conveyancing panel
A relative suggested that if I am buying in Meliden I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Meliden conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Meliden around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Meliden Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Meliden.
How does conveyancing in Meliden differ for new build properties?
Most buyers of new build residence in Meliden contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because house builders in Meliden usually purchase the real estate, 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 Meliden or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Meliden is the location of the property. Can you shed any light on this issue?
Flying freeholds in Meliden are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Meliden you would need to get your solicitor to go 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 Meliden 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 residence.
My father-in-law has recommend that I instruct his conveyancing solicitors in Meliden. Do I take his advice?
No doubt it’s preferable to choose a conveyancing practitioner is to have feedback from friends or relatives who have used the conveyancer that you are considering.
To what extent are Meliden conveyancing solicitors under an obligation to the Law Society to issue transparent conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Meliden or or elsewhere in the country.