When does exchange of contracts occur in domestic conveyancing in Minehead and do I need to be at the lawyers office?
If you are near to one of the conveyancing solicitors in Minehead you are welcome to attend to sign contracts. That being said, the law practices we work with supply countrywide coverage for conveyancing and give just as diligent and professional a job for you when dealing with you electronically. The executing of the sale agreement is not the important part. Signing on the dotted line is just a prerequisite for the firm to address the formalities at the appropriate time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Minehead)to be in the office available at the end of the phone to exchange contracts.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather instruct a Minehead based conveyancing firm?
You should check but the chances are that give you one of their panel lawyers should you want the "fee-free" deal. Contact the bank to check if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Minehead.
We previously selected conveyancing lawyers with offices in Minehead on the Nottingham solicitor approved list. They have just billed me a supplemental fee for the legal aspects of the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancer is entitled to levy a fee for this. This charge is not dictated by Nottingham but by your Minehead conveyancing practitioner. Numerous firms on the Nottingham panel will quote ’dealing with mortgage’ fee and others do not.
The formalities of my purchase has taken place for my property in Minehead. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I have instructed a Minehead conveyancing practitioner having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 Minehead 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.
Do I need to take out insurance to protect me from financial exposure to chancel repairs when purchasing a property in Minehead?
Unless a previous acquisition of the property completed post 12 October 2013 you could expect solicitors carrying out conveyancing in Minehead to remain encouraging a chancel search and or insurance against a claim.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Minehead is where the house is located. Is there any advice you can give?
Flying freeholds in Minehead are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Minehead you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Minehead 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.
Is it possible to swap conveyancer as I have to choose a firm on the Yorkshire Building Society conveyancing panel. I was using a family conveyancing solicitor in Minehead round the corner but she is not approved by Yorkshire Building Society
It would be our pleasure to help you find a conveyancing solicitor in Minehead on the Yorkshire Building Society panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Minehead. In making use of the find a conveyancing solicitor tool on this page, you can scrutinise charges for conveyancing solicitors in Minehead and throughout England and Wales.