I am planning to acquire a property and require a conveyancing solicitor in Torrington who is on the Bank of Ireland solicitor. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Ireland in certain locations such as Torrington. We dont recommend any particular firm.
Me and my partner are purchasing a apartment in Torrington. It might be a silly question but how we can trust a lawyer? On completion day we have to send funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
This question may be naive but I am unexperienced as FTB of a ground floor flat in Torrington. Do I collect the keys to the property on completion from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Torrington?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the owner’s lawyers, and once they have received this, you should be called to receive the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
My husband and I have arranged the release of further funds on our mortgage from UBS as we want to carry out improvements to our house in Torrington. Do we need to appoint a bricks and mortar Torrington solicitor on the UBS conveyancing panel to deal with the legals?
UBS don't usually instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.
We are close to exchanging contracts on the sale of our property in Torrington and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any high street Torrington lawyer would know this is not the case. It does beg the question why the purchasers are using an online conveyancing firm rather than a conveyancing solicitor in Torrington. We have lived in Torrington for many years we know of no issue. Should we contact our local Authority to obtain confirmation need.
It would appear that you have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
My wife and I purchased a terraced Edwardian house in Torrington. Conveyancing practitioner acted for me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the matching property. Is it worth asking Chelsea Building Society to clarify?
You should 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Torrington and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing practitioner who completed the work.
I'm purchasing my first flat in Torrington with a mortgage from TSB. The builders would not budge the amount so I negotiated £7000 of extras instead. The estate agent told me not disclose to my lawyer about this deal as it could affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Should I be concerned about third parties that I am dealing with are suggesting an online conveyancing firm rather than a local Torrington conveyancing practice?
As is the case with lots of service providers, often referrals from family and friends can be most helpful. But there are numerous parties with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies may put forward solicitors to instruct. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there may be a financial incentive behind the recommendation. You are at liberty to appoint your preferred conveyancer. Don't forget that some banks operate an approved list of conveyancers you have to use for the mortgage aspect of your transaction.