Unfortunately I am unable to travel far from Berrylands. What is the rationale as to why all Berrylands conveyancing practitioners are not on all bank panels?
As inequitable as it may appear for lenders to limit who can represent them, from the public’s or conveyancer’s viewpoint, the other side of the coin is that banks are increasingly anxious and consider it essential to protect them against mortgage fraud. As a result of this concern banks are limiting their panel of approved conveyancing lawyers to a manageable size.
How can we tell if a Berrylands conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Berrylands obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer handling your conveyancing.
I currently have a mortgage with RBS for my property in Berrylands. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?
You must advise RBS in advance of letting out your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel firm.
I was told three weeks ago that my mortgage has been agreed to by TSB. Is it usual for TSB to only issue the offer once my solicitor in Berrylands is approved on their conveyancing panel? TSB have asked my solicitor to see a copy of their PI Insurance.
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 TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
A friend suggested that where I am buying in Berrylands I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Berrylands conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Berrylands around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding Berrylands.
Are there restrictive covenants that are commonly identified during conveyancing in Berrylands?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Berrylands. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Am I right to be wary about 3rd parties that I am dealing with are encouraging me to use a national conveyancing firm rather than a High Street Berrylands conveyancing practice?
As with lots of professional services, often input from family and friends can be very helpful. Yet there are numerous people with a keen interest in a conveyancing matter; estate agents, financial adviser and lenders might all put forward conveyancers to use. Sometimes the lawyers might be known to one of the organisations as being good in their field, but occasionally there may be a commercial relationship behind the endorsement. You have the discretion to select your preferred lawyer. Don't forget that most banks specify a panel list of law firms you must use for the mortgage aspect of your house move.