I am not well enough to travel far from Totland. Is there a reason why all Totland lawyers aren't automatically on all mortgage company panels?
Even though it may seem unfair for banks to restrict who can act for them, from the public’s or conveyancer’s point of view, the flip side is that banks are becoming ever more anxious and consider it crucial to protect them from illegal activities. As a consequence of this concern lenders have reduced their panel of approved conveyancing lawyers to a manageable size.
A relative advised me that in buying a property in Totland there could be various restrictions prohibiting external alterations to the property. Is this right?
We are aware of a number of properties in Totland which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Totland should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously instructed conveyancers with offices in Totland on the Principality solicitor panel. They are now charging me a separate charge for handling the Principality mortgage. Is this a supplemental conveyancing fee set by Principality?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your lawyer is entitled to levy a fee for this. The charge is not set by Principality but by your Totland property lawyer. Plenty of firms on the Principality panel will quote an ‘acting for lender’ fee and others do not.
We expect to receive a OIP from Principality this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Totland solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Totland solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
I used Stirling Law several years ago for my conveyancing in Totland. I now require my papers however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Totland of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Totland differ for new build properties?
Most buyers of new build residence in Totland contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is constructed. This is because developers in Totland typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Totland or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Totland is the location of the property. Can you shed any light on this issue?
Flying freeholds in Totland are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Totland you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Totland may determine 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 residence.
Given that I will soon part with over three hundred thousand on a terraced house in Totland I would like to talk to a solicitor regarding thetransaction before instructing the firm. Can this be arranged?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you liaising with the lawyer due to be conducting your property ownership legalities in Totland.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The solicitors that we put you in touch with believe that the figure you are provided with for residential conveyancing in Totland should be the amount on the final invoice that you are charged.