Me and my fiance are buying a leasehold flat in Yeovil. My Solicitor is not on the lender solicitor list. Is it possible for me to use my Yeovil conveyancing solicitor notwithstanding that they are excluded from the mortgage company list of approved lawyers?
You have a number of choices open to you here
- Carry on with your chosen Yeovil conveyancing practitioner but your bank will need to appoint a conveyancing practitioner from their conveyancing panel. This will result in additional cost together with probable delay.
- Appoint a new solicitor to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to get listed on the lender’s conveyancing panel
Finally the sale completed on my house in Yeovil last June but the buyer keeps e-mailing every few hours to say their solicitor needs to hear from mylawyer. What are the post completion sale legalities following completion?
Following your disposal your conveyancer is duty bound to send the transfer deeds and all of the paperwork to the buyer’s lawyers. Where relevant, your conveyancer should also send confirmation that the legal charge in favour of the lender has been repaid to the buyers solicitors. There is unlikely to be post completion procedures unique to conveyancing in Yeovil.
When reviewing moneysavingexpert.com for a high-quality lawyer in Yeovil, most comment that I should look for a CQS kitemarked solicitor. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing processes through the scheme protocol Membership includes many organisations who carry out conveyancing in Yeovil.
I am being advised by my lawyer that chancel insurance is needed on my purchase. What is the level of cover for Yeovil conveyancing?
The appropriate level of chancel indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
I'm at the point of viewing flats in Yeovil and I am now considering a potential offer. Should I already have a conveyancer in place at this stage? I intend to finance via a home loan with Bank of Ireland.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are obtaining a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Yeovil conveyancing practitioner on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
3 months have elapsed since my purchase conveyancing in Yeovil took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Am in the process of purchasing my first property in Yeovil. Conveyancing solicitor already chosen. The broker advised that a survey is not appropriate as the house was only constructed 16 yrs ago.
At the very least you should have a Home Buyer's Report. As the property was constructed over a decade ago the property will not come with a warranty, so you don't want to take a risk. For a property that age with no signs of problems a Home Buyer's report may suffice. The report should highlight any apparent problems and suggest additional investigation where appropriate. Where there are any signs of problems obtain a full Building Survey from the beginning.