A mortgage agreement from Santander for the refinancing of my single room flat is coming imminently. Can you recommend a low cost conveyancing practitioner in Axmouth and Branscombe?
This site is not designed to assist those in their quest for cut-price fees for conveyancing solicitors in Axmouth and Branscombe. We can offer you excellent value conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint brokers teasing you with £99 conveyancing in Axmouth and Branscombe. The optimum result, in going for low cost conveyancing, you will get your money’s worth and at worst you will end up being stung for extras and still not receive the service expected.
My solicitor has discovered a a problem with the lease for the property we are purchasing in Axmouth and Branscombe. The other side have offered title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer says that he must check that the bank is happy with this solution. Who is the client here, us or the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
At what point can the exchange of contracts occur in purchase conveyancing in Axmouth and Branscombe and am I required to be at the conveyancers office?
Where you are near to our conveyancing solicitors in Axmouth and Branscombe you are welcome to come in to sign the paperwork. However, the lender approved solicitors we recommend offer a countrywide conveyancing service and give just as detailed and professional a job for you when communicating with you by post or email. The executing of the sale agreement is not the point of no return. A signed contract is just a prerequisite for the solicitor to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Axmouth and Branscombe)to be in the office at the appropriate time.
If you had a top tip for choosing a conveyancing solicitor in Axmouth and Branscombe what would it be?
We would encourage you not to go for the cheapest Axmouth and Branscombe conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. 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 go into the conveyancing with your eyes wide open.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Axmouth and Branscombe bank branch on various occasions and was reassured it wasn't a problem and they will lend. My Axmouth and Branscombe conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend in accordance with their published requirements. Who do I believe?
The conveyancing practitioner has to follow the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being pedantic. The Axmouth and Branscombe solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Action Conveyancing a few years past for my conveyancing in Axmouth and Branscombe. Now, I need my files but the law firm is no longer operating. What do I do?
Do 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 Axmouth and Branscombe of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.