we are a couple who decided to purchase a newbuild apartment in Charmouth with a loan from Norwich and Peterborough Building Society.We like our Charmouth conveyancing solicitor but Norwich and Peterborough Building Society informed us he's not listed on their "panel". It seems we are left with little choice but to instruct a Norwich and Peterborough Building Society panel lawyer or retain our high street solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Norwich and Peterborough Building Society use our lawyer?
No, not really. The loan offered to you contains various provisions, one of which will be that conveyancers will be on the Norwich and Peterborough Building Society solicitor panel. Until recently, most banks 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Norwich and Peterborough Building Society
I am helping my sister sell her house in Charmouth. Will the conveyancing solicitor arrange an energy assessment or do I organise this?
Following the demise of HIPs, energy performance certificates was kept a required part of selling a property. An energy assessment should be commissioned prior to the property being advertised. It is not a task that lawyers normally organise. If you are using a Charmouth conveyancing solicitor they may help arrange energy assessments due to their contacts with long established local assessors
I am planning to move home in July. Will my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you suggest a removal company in Charmouth. Conveyancing lawyer was chosen prior to coming across your website.
On the afternoon of completion you can pick up the house keys from the estate agent but this should only happen after the previous owners solicitors confirm to the agent that they have the completion monies and the keys can be passed over. Subsequently you should tell the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can help you choose a residential property solicitor in Charmouth or a firm with expertise in conveyancing in Charmouth.
I am the sole recipient of my late mum's will with all property in now in my sole name, including the house in Charmouth. Conveyancing formalities meant that the Land Registry date was in April. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership could be considered the same way as though I had purchased the property in April. Is the property unsalable for six months?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view lenders take of it, depend on the lender as this clause principally exists to identify subsales or the quick reselling of properties.
I have todaydiscovered that Stirling Law have been shut down. They carried out my conveyancing in Charmouth for a purchase of a freehold house 9 months ago. How can I establish that my home is registered correctly in the name of the previous owner?
The easiest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Charmouth conveyancing specialists.
How does conveyancing in Charmouth differ for newly converted properties?
Most buyers of new build residence in Charmouth contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Charmouth usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Charmouth or who has acted in the same development.
We're FTB’s - agreed a price, yet the agent informed us that the seller will only issue a contract if we use the agent's preferred lawyers as they want an ‘expedited deal’. We would rather use a high street conveyancer with experience of conveyancing in Charmouth
It is improbable the sellers are behind this. Should the vendor require ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Avoid the agents and go straight to the owners and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to use your preferred Charmouth conveyancing solicitors - not the ones that will provide the estate agent a introducer fee or hit his conveyancing thresholds demanded by senior management.