When it comes to mortgage companies such as Virgin Money, do Minehead property lawyers face a yearly amount to be on the conveyancing panel?
We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I recently had an offer accepted on an apartment in Minehead. My mortgage broker pressured me to appoint their property lawyer. I paid an advanced payment of £150. Shortly after, the conveyancer called me embarrassingly acknowledging that they were not on the Aldermore 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 Aldermore 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.
I am selling my apartment. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barclays are being pedantic. The Minehead solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Various web forums that I have frequented warn that are the number one reason for stalling in Minehead house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays in the conveyancing process. Local searches are not likely to feature in any slowing down conveyancing in Minehead.
I own a terraced Victorian property in Minehead. Conveyancing lawyer acted for me and National Westminster Bank. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Minehead and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with your conveyancing solicitor who carried out the work.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. Minehead is where the house is located. Can you shed any light on this issue?
Flying freeholds in Minehead are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Minehead you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Minehead 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.
What is different about your site and alternative internet conveyancing brokers when it comes to conveyancing in Minehead?
At this site secure a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Minehead. Unlike many estate agents and many comparison sites we are not in the business of charging firms a fee if you instruct them for your property ownership legalities in Minehead
What is the reason for new build conveyancing in Minehead being more expensive?
Acquiring a new build premises is completely distinct from the standard house purchase conveyancing in Minehead. Firstly sellers ordinarily insist contracts to exchange inside a short timeframe, so there is a a great deal of pressure on your conveyancer to ensure everything is in order. In addition new build premises frequently involve examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage lender requirements are also more detailed. Taking into account the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.