Why do I have to pay up front when it comes to conveyancing in Beccles?
If you are buying a property in Beccles your lawyer will request that you to provide them with funds to cover the the cost of the conveyancing searches. Ordinarily this is asked for to cover the fees of the Local Authority Search. When the deposit is payable against the sale price then this should be needed immediately prior to exchange of contracts. Any further balance that is needed should be transferred shortly before completion.
we are a couple who wish to acquire a purpose built apartment in Beccles with a loan from Chelsea Building Society.We use our Beccles conveyancing solicitor but Chelsea Building Society says he's not on their "panel". We have to appoint a Chelsea Building Society panel firm or retain our high street solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Chelsea Building Society use our lawyer?
No, not really. The loan issued to you is subject to its various provisions, a common one being that conveyancers will be on the Chelsea Building Society solicitor panel. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Chelsea Building Society
This question may be naive but I am unseasoned as a 1st time purchaser of a garden flat in Beccles. Do I pick up the keys to the property on the completion date from my lawyer? If so, I will use a High Street conveyancing solicitor in Beccles?
On the day of completion you will not be required to go to the conveyancers office in Beccles. Your solicitors will arrange to send the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you should be able to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
I am selling my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being a right pain. The Beccles solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Our sealed bid on a semi in Beccles has been accepted, but there is a chain. The vendors have offered on a property, but it’s not yet agreed to, and are looking at other flats booked. I have selected a high street conveyancing solicitor in Beccles. What do I do now? When do I get the mortgage application with Santander going?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then valuation, Beccles conveyancing search fees, etc). The first course of action is to ensure that your property lawyer is on the Santander approved list. Regarding the subsequent stages this very much depends on the specifics of your case, desire for this property and on the state of the market. During a rising market many buyers would apply for a home loan with Santander and arrange for the valuation and only if it comes back ok would they ask their conveyancer to press on with the conveyancing in Beccles.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Beccles is the location of the property. What do you suggest?
Flying freeholds in Beccles are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Beccles you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beccles 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 residence.
I'm remortgaging my existing house to a BTL mortgage with Santander and I will use the ballance of the raised equity as a down payment on a second property. The neighborhood we are interested in is Beccles. Will your lawyers be able to act for both sets of lenders and link together the conveyances?
Make use of our comparison tool on this site to check that the conveyancers are on the appropriate lender panels. Assuming that they are the conveyancer should be able to connect the two deals but you should talk with you lawyer and make apparent your expectations and requirements.