Should conveyancers request an advanced payment for my conveyancing in Tetbury?
Where you are retaining lawyers for conveyancing in Tetbury your lawyer will ask you put them with funds to cover the the cost of the conveyancing searches. Normally this is needed to cover the fees of the Local Authority Search. When the down payment is payable against the sale price then this will be asked for immediately ahead of exchange of contracts. The final balance that is due should be sent to your lawyer a couple of days ahead of the completion date.
After months of negotiation I have agreed a price on a house in Tetbury. My mortgage broker suggested a conveyancer. I paid an upfront payment of £150. A few days later, the lawyer called me embarrassingly acknowledging that they were not on the Lloyds 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 Lloyds 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 was told four weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Tetbury is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
My offer on a property in Tetbury has been accepted, but there is a chain. The vendors have put an offer on on an apartment, however it’s not yet tied up, and are looking at other apartments booked. I have selected a high street conveyancing solicitor in Tetbury. What should be my next step? At what stage do I apply for the mortgage with RBS?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then valuation, Tetbury conveyancing search charges, etc). First, you must check that your property lawyer is on the RBS conveyancing panel. As to the next phase this very much depends on the circumstances of your case, motivation for this property and on the state of the market. In a hot market some buyers will apply for a home loan with RBS and pay for the valuation and only if it was satisfactory would they request their property lawyer to press on with searches.
Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial site in Tetbury?
Many commercial conveyancing solicitors in Tetbury will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Tetbury. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Tetbury.
For each commercial conveyancing transaction in Tetbury it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Tetbury commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Tetbury.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The lawyers who did the conveyancing in Tetbury 5 years ago are no longer around. What do I do?
These day there are copies made of almost everything, and your solicitor should know precisely where to find all the appropriate documentation so you may purchase or dispose of your house without a hitch. If duplicates can’t be found, your conveyancer can arrange cover in the form of insurance or indemnities protecting you against future claims on your premises.
Due to the advice of my in-laws I had a survey completed on a house in Tetbury before appointing conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies will not grant a mortgage on a flying freehold property.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. Should you wish to telephone us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Tetbury. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Tetbury to see if the conveyancing will be more expensive.
Me and my partner are expecting to complete buying a property in Tetbury but as a result of wreckage from the recent storms I have agreed recompense from the current proprietors of £2k taking the form of a deduction in the price. I had intended this to be dealt with as part of the conveyancing process however the bank will not agree to this. Why were they informed?
The solicitor that is on the lender conveyancing panel is obliged to advise the lender of any changes to the purchase amount. In the event that you prohibit your property lawyer to notify the reduction to your bank then they would have no choice but to disinstructing themselves from representing you and the mortgage company.