Can you help? My Raynes Park lawyer is assuring me that she is duty bound toapply for Raynes Park conveyancing searches asthe firm are on the Lloydssolicitor panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a bank your property lawyer 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 lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Raynes Park conveyancing searches.
When it comes to mortgage companies such as Santander, do Raynes Park property lawyers have to pay an annual charge to be on the list of approved solicitors?
We are unaware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I am currently in the process of buying my council flat in Raynes Park. I have a mortgage offer with Virgin Money. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
After shopping around on the internet I have found a Raynes Park conveyancing practitioner having made sure that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale 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 Raynes Park 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.
What will a local search inform me about the house my wife and I purchasing in Raynes Park?
Raynes Park conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search plays a central role in most Raynes Park conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
Are there restrictive covenants that are commonly identified as part of conveyancing in Raynes Park?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Raynes Park. 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…’
Should I be wary that brokers that I am dealing with are encouraging me to use a national conveyancing firm as opposed to a local Raynes Park conveyancing firm?
As with many service providers, often referrals from connections can be worth their weight in gold. Nevertheless there are numerous parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all suggest conveyancers to use. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You are at liberty to choose your own conveyancer. You need to be aware that most mortgage providers specify a panel list of law firms you have to use for the lender aspect of your conveyancing.
I am contemplating using an online property lawyer rather than a Raynes Park conveyancing practice. Any advice?
Advantages do exist in having the option attend a local Raynes Park conveyancing solicitor for example
- signing papers on short notice
- getting face-to-face explanations of things that you need help with
- the ability to raise concerns if things go pear-shaped
When checking estimates, look out for hidden extras. The majority decent Raynes Park high street solicitors give an all-inclusive figure. Often online companies appear to offer discounted prices, but have hidden 'extras' in the in the terms and conditions.