Please help. My Northam conveyancer is informing me me that he is legally obliged toapply for Northam conveyancing searches asthe firm are on the Santanderapproved lawyer panel. Is this really necessary?
You have limited options available to you. Given that you are taking out a loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Northam conveyancing searches.
My colleague suggested that where I am buying in Northam I should ask my conveyancer to 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 sometimes included in the estimate for your Northam conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Northam around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Northam Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Northam Education with maps and statistics, Local Amenities and other useful data regarding Northam.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Northam?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Northam. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Northam is the location of the property. Can you shed any light on this issue?
Flying freeholds in Northam are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Northam 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 Northam 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 property.
I need to retain a conveyancing solicitor for leasehold conveyancing in Northam. I happened to discover a site which appears to be the perfect answer If there is a chance to get all the legals done via email that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My wife and I have recently had an offer accepted on a flat and had meeting on Wednesday with Nationwide for the mortgage. They advised us that when it comes to appointing a conveyancing practitioner that unless they are on their approved list of solicitors then we will be subject to an an extra fee of about two hundred pounds. This is because they would then have to instruct a solicitor to act on their behalf as well as the one we choose to act for ourselves and we are liable for their fees. I have requested Nationwide to provide me with a list so I can obtain estimates only from their approved solicitors but was told that I need to check with each individual lawyer to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
You can enquire of Nationwide what their criteria for joining their panel is for a conveyancer.Then ask the solicitor of your choice whether they meet the criteria and have they acted on loans for Nationwide previously. If the answer to those is yes, then just clarify this with Nationwide. Alternatively please utilise our search facility and we should be able to identify a property lawyer in Northam on the panel for Nationwide.