I went with a local firm for our conveyancing in Beaminster recently. After carefully reading the terms of engagement I noteI am responsible for charges even if the dealfalls through. Should I go with them or appoint a web based solicitor practice advertising no move no charge conveyancing in Beaminster?
Generally there is a compromise along the lines that if "No Completion No Fee" is advertised then the fee levels will tend to be be uplifted to counteract those cases that do not go ahead. Please beware that such arrangements tend not to protect you from expenditure e.g. Beaminster conveyancing search fees.
My wife and I are purchasing a property in Beaminster. It might be a silly question but how we can trust a lawyer? On the day of competition we will need to put money into their account. What protection do 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.
I just bought a property at auction in Beaminster. Conveyancing is needed. What happens now?
Having exchanged you must instruct a conveyancing lawyer soon as you are facing a pending deadline in which to complete the transaction. All auction property should have an associated legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You must hand this to the solicitor working for you at the earliest opportunity. You also need to ensure that you have funds organised to complete the transaction on the set completion date.
Is it the case that all Beaminster solicitor practices on the Santander conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Santander conveyancing panel they would need to be regulated by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such practice would be governed by the CLC.
My wife and I own a semi-detached Georgian house in Beaminster. Conveyancing solicitor represented me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold under the matching address. Is it worth asking Chelsea Building Society to clarify?
You need to 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Beaminster and other areas of the country and poses no real issues for owners other than when they mortgage 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 conducted the work.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Beaminster is the location of the property. Is there any guidance you can impart?
Flying freeholds in Beaminster are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Beaminster you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beaminster 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 property.
I've recently bought a leasehold flat in Beaminster. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Beaminster - Examples of Queries Prior to buying
Does the lease contain onerous restrictions? Are any of leasehold owners in arrears of their service charge liability? Are there any major works anticipated that will increase the service fees?