My Conveyancer in Topsham has never been on on the Aldermore Solicitor Panel. Can I still use my family solicitor even though they are excluded from the Aldermore panel of approved conveyancing solicitors?
The limited options available to you here include:
- Complete the purchase with your preferred Topsham lawyers but Aldermore will need to retain a lawyer on their list of acceptable firms. This will inevitably rack up the overall legal charges and cause frustration.
- Find an alternative practitioner to act in the purchase, not forgetting to check they are on the Aldermore panel
This question may be naive but I am wet behind the ears as FTB of a garden flat in Topsham. Do I receive the keys to the property on the completion date from my lawyer? If so, I will find a local conveyancing solicitor in Topsham?
On the day of completion you do not need to go to the conveyancers office in Topsham. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you will be able to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.
We had selected solicitors with offices in Topsham on the Skipton solicitor panel. They are now charging me a further charge for handling the Skipton mortgage. Is this a supplemental conveyancing fee specified by Skipton?
Provided it is contained in their Terms of Engagement or Quote then yes your lawyer may levy a fee for this. This charge is not set by Skipton but by your Topsham lawyer. Plenty of firms on the Skipton panel will levy an ‘acting for lender’ fee and others do not.
My wife and I are spending time looking at houses in Topsham and I am now considering a potential offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Leeds Building Society.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are seeking a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
I require quick conveyancing in Topsham as I am under pressure to exchange contracts in less than 3 weeks. Fortunately I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?
As you are are a cash buyer you have the choice not to have searches carried out although no lawyer would suggest that you don't. With lots of history conveyancing in Topsham the following are instances of what can crop up and therefore impact future mortgageability: Enforcement Actions, Outstanding Charges, Overdue Grants, Road Schemes,...
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Topsham is where the house is located. Is there any advice you can give?
Flying freeholds in Topsham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Topsham you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Topsham may ascertain 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 premises.
Is it best to use a Topsham conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can conduct the legal work however her office is 200miles drive away.
The primary upside of using a high street Topsham conveyancing firm is that you can attend the office to sign paperwork, deliver your ID and pester them where appropriate. They will also have local insight which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and the majority were happy that must surpass using an unknown Topsham conveyancing solicitor solely due to them being local.
We are in the middle of purchasing a house in Topsham. Conveyancing solicitor has told us the title is "Leasehold". Does this impact our HSBC valuation?
Topsham conveyancing does not in most situations involve leasehold houses. The key factor here is the length of lease and the ground rent. If it's 999 years with a peppercorn rent, it's virtually freehold, so it’s unlikely to affect the value significantly.
At the other end of the spectrum, if it's, say, fifty five years it will have a adverse impact on the saleability, and probably wouldn't be acceptable to the lender. The remaining lease term and ground rent will be specified in the lease which should be made available to your lawyer.