I am need of leasehold conveyancing for a flat in a relatively new development (seven years built) in Romney. Almost all the appartments are already sold. Do I need carry out the conveyancing searches as part of conveyancing in Romney?
If you getting a mortgage, your lender will insist on some (many) of the searches so you'll have no choice. If not, then Romney conveyancing searches are optional. Your solicitor, will ’encourage’, perhaps strongly, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Romney.
I am selling my flat. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being difficult. The Romney solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
Planning on purchasing a house in Romney. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Romney conveyancing practitioner is on the HSBC conveyancing panel.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Romney solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Romney postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Romney.
Various online forums that I have visited warn that are a common cause of delay in Romney house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Romney.
Due to the encouragement of my in-laws I had a survey completed on a property in Romney in advance of retaining conveyancers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some lenders tend not issue a mortgage on such a premises.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Romney. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Romney to see if the conveyancing costs will increase in light of this.
How do I locate a Romney law firm on the Lloyds TSB Bank conveyancing panel? I have wheels and am prepared to travel upto 25miles to meet the conveyancer.
Feel free to make use of the search on this page. Please choose the lender and your location and you will see a number of Romney conveyancing lawyers locally. We have detailed some Romney conveyancing firms towards the end of this page and you can contact them to see if they are on the Lloyds TSB Bank panel
In my capacity as executor for the estate of my grandmother I am selling a house in Neath but live in Romney. My solicitor (who is 200 kilometers awayneeds me to sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Romney to attest and place their company stamp on the document?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are located in Romney