Would the conveyancing lawyers listed on your site handle auction conveyancing in Beaminster?
We know of a number of auction lawyers we can put you in touch with those who can conduct auction conveyancing. Beaminster is just one of the many areas of in which our lawyers are based.
We had appointed conveyancers located in Beaminster on the Clydesdale solicitor approved list. They are now charging me a further sum for the legal aspects of the Clydesdale mortgage. Is this an additional conveyancing fee specified by Clydesdale?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your solicitor may levy a fee for this. This fee is not set by Clydesdale but by your Beaminster conveyancing practitioner. Plenty of firms on the Clydesdale panel will quote an ‘acting for lender’ fee but many firms include it on their overall fee.
I am due to exchange contracts on my house. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being pedantic. The Beaminster solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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 was told three weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Beaminster is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
What will a local search inform me about the house my wife and I buying in Beaminster?
Beaminster conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Searches UK The local search is essential in every Beaminster conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
It has been 2 months following my purchase conveyancing in Beaminster completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. 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.
Having checked my lease I have discovered that there are only 68 years unexpired on my lease in Beaminster. I need to extend my lease but my freeholder is can not be found. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to find the freeholder. In some cases a specialist should be useful to carry out a search and prepare a report which can be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on devolving into the landlord’s absence and the vesting order request to the County Court overseeing Beaminster.
Beaminster Leasehold Conveyancing - Sample of Questions you should consider Prior to buying
Who manages the block? Are any of leasehold owners in arrears of their service charge liability? What restrictions are there in the Beaminster Lease?