We are intending to purchase a 2 bedroom apartment in Brixham with a mortgage. We like our Brixham lawyer, but the mortgage company advise he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Brixham property lawyer as well as pay for one of their panel ones to represent them. We feel that this is inequitable; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders 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 Brixham conveyancing solicitor to apply to be on the conveyancing panel.
Do the conveyancing lawyers that you recommend carry out auction conveyancing in Brixham?
There are a few niche solicitors we can put you in touch with those conducting auction conveyancing. Brixham is just one of our locations in which our lawyers have a presence.
I am helping my step-mother sell her flat in Brixham. Will the solicitor order an EPC or it is for the owner to see to?
After the demise of HIPs, energy assessments was kept a required component of selling a house. An energy performance certificate needs to be commissioned before the property is advertised. It is not a task that solicitors ordinarily arrange. Where you are using a Brixham conveyancing lawyer they may be able to arrange EPC’s given their contacts with long established Brixham providers
Intending to buy a apartment in Brixham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Brixham conveyancing practitioner is on the TSB conveyancing panel.
Our offer on a house in Brixham has been agreed to, the sellers do however have a dependent purchase. The sellers have put an offer on a property, however it’s not yet tied up, and have viewings of other apartments booked. I have chosen a high street conveyancing solicitor in Brixham. What should be my next step? When do I get the mortgage application with TSB started?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx £1k, then survey, Brixham conveyancing search fees, etc). The first thing to do is ensure that your lawyer is on the TSB approved list. As to the next stages this very much depends on the circumstances of your case, motivation for the property and on the state of the market. During a hot market many home buyers would apply for the mortgage with TSB and pay for the valuation and only if it was satisfactory would they ask their solicitor to move forward with the conveyancing in Brixham.
I bought my home on 8 January and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Brixham said it would be dealt with inside ten days. Are properties in Brixham particularly slow to register?
There is nothing unique when it comes to conveyancing in Brixham registration formalities. Rather than based on location, timeframes can adjust subject to who lodges the application, whether it is in order and if the Land registry have to notify any third persons or bodies. Currently approximately 80% of submission are fully addressed within 12 days but occasionally there can be protracted delays. Historically registration is effected once the buyer is living at the premises so 'speed' is not typically top priority but where it is urgent that the the registration takes place urgently then you or your solicitor must speak with the land registry and explain the circumstances.
My husband and I have AIP from Nottingham Building Society who indicated we could borrow up to £400k. When do I need to instruct a solicitor for conveyancing? Brixham is where we are .
It would be wise to instruct a property lawyer now so that the property lawyer can open the file so they can do their AML checks etc. If and when you wish them to commence work they will seek a deposit normally about £200. That would generally be once you have the mortgage offer and survey results, however if you want to speed the process you can start quicker albeit risking some expense.