My wife and I are buying a 1 bedroom apartment in Topsham with a mortgage. We like our Topsham lawyer, however the bank advise she’s not on their "panel". It appears that we have little option but to use one of the mortgage company panel solicitors or keep our Topsham conveyancer as well as pay for one of their panel firms to represent them. We feel that this is inequitable; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Topsham conveyancing solicitor to apply to be on the conveyancing panel.
What is your number one tip for finding a conveyancing solicitor in Topsham
We would encourage you not to base your choice on the lowest Topsham conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Topsham?
There are two types of lawyers who can do conveyancing in Topsham namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that required to complete the disposal or acquisition of property. They are both required to perform Topsham conveyancing to the same standards and guidelines so you may be sure that your conveyancing will be professionally conducted and that all requirements and steps should be correctly adhered to.
Can I be sure that the Topsham conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Topsham getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your transaction.
Me and my brother have a renovated Victorian property in Topsham. Conveyancing practitioner acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Topsham and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing lawyer who conducted the purchase.
I am buying a new build apartment in Topsham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Topsham
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Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision.
We're new on the property ladder - agreed a price, but the property agent told us that the owners will only issue a contract if we appoint their chosen solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Topsham
We suspect that the owner is unaware of this demand. Should the vendor desire ‘a quick sale', alienating a genuine buyer is going to damage their objectives. Contact the sellers directly and explain that (a)you are serious purchasers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Topsham conveyancing solicitors - rather thanthose that will earn the negotiator at the agency a commission or hit his conveyancing thresholds demanded by head office.
My mother completed her conveyancing in Topsham ten years past. She has been married, widowed and is now married again. She now wishes to the sell the Topsham property. I suspect that she will simply be requested to provide a copy of the marriage certificates to the conveyancing practitioner however she is worried it will delay the conveyancing. Is it worth updating the Land Registry documents for the property?
It is not absolutely necessary to bring up to date the title for the property as long as you have the proof needed to show how the change of name has come about.
Any purchaser’s solicitor should check the land registry details and ask for evidence to establish the change of name e.g. marriage documentation.