I can't travel far from Minehead. Can you please clarify why all Minehead conveyancing practitioners are not on all mortgage company panels?
As unjust as it may seem for mortgage companies to restrict who can represent them, from the public’s or conveyancer’s point of view, the flip side is that lenders are increasingly anxious and consider it essential to protect them against mortgage fraud. As a consequence of this concern mortgage companies have reduced their conveyancing panel to a size that they are happy to control.
I am considering applying for a Nottingham mortgage for purchase of a newly converted (under development) in Minehead with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nottingham ?
There is nothing to stop you using your solicitor, but Nottingham will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Will my lawyer be raising enquiries concerning flooding during the conveyancing in Minehead.
The risk of flooding is if increasing concern for solicitors dealing with homes in Minehead. Plenty of people will acquire a house in Minehead, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, but there are a various checks that may be carried out by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Minehead. The standard information sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to discover whether the premises has ever been flooded. If flooding has previously occurred which is not disclosed by the seller, then a purchaser may commence a compensation claim as a result of such an inaccurate response. A buyer’s lawyers should also order an environmental search. This should disclose if there is a recorded flood risk. If so, more detailed investigations will need to be conducted.
I used Stirling Law a few years ago for my conveyancing in Minehead. Now, I need my files however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Minehead of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the advice of my in-laws I had a survey completed on a house in Minehead prior to retaining conveyancers. I have been informed that there is a flying freehold element to the property. The surveyor has said that some mortgage companies will refuse to give a mortgage on a flying freehold house.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. Should you wish to telephone us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Minehead. Conveyancing may be slightly more expensive based on your lender's requirements.
How do I use your search app to choose a conveyancing lawyer in Minehead on the approved list for my lender?
Step one is to pick a mortgage company such as Birmingham Midshires, The Mortgage Works or Aldermore then specify your location for example Minehead. Conveyancing firms in Minehead and nationally will then be listed.