We are purchasing a 1 bedroom apartment in Charmouth with a mortgage. We would like to retain our Charmouth lawyer, but the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel firms or keep our Charmouth solicitor as well as pay for one of their panel lawyers to represent them. We regard this is inequitable; are we not able to insist that the bank use our Charmouth conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Charmouth conveyancing lawyer to apply to be on the conveyancing panel.
Can your site be used to find a Conveyancing solicitor in Charmouth even if I’m not buying or selling a house, for example where I want to buy a shop in Charmouth with a loan from Halifax?
Our comparison service is mainly there to get a quote from domestic conveyancing solicitors in Charmouth but we have set out towards the bottom of this page some Charmouth commercial conveyancing firms. You will need to enquire with the company directly to check if they are also authorised to represent Halifax
We are buying a terrace house in Charmouth. Our aim is to carry out an extension to the side at the house.Will the conveyancing process involve enquiries to ascertain if these works were previously refused?
Your property lawyer should check the deeds as conveyancing in Charmouth will on occasion identify restrictions in the title deeds which restrict certain alterations or necessitated the consent of a 3rd party. Many works call for local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.
My partner and I have organised the release of further monies on our mortgage from Bank of Ireland as we wish to conduct alterations to our property in Charmouth. Are we obliged to choose a nearby Charmouth solicitor on the Bank of Ireland conveyancing panel to deal with the legals?
Bank of Ireland do not ordinarily appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.
My partner and I are at the point of viewing flats in Charmouth and I am now considering a potential offer. Should I already have a conveyancer in place at this stage? I am planning to take a home loan with Santander.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are obtaining a mortgage with Santander, make sure you remember to check that your lawyer is on the Santander conveyancing panel.
How do I use the search app to select a conveyancing lawyer in Charmouth on the panel for my bank?
First pick a bank such as Santander, Chelsea Building Society or Nottingham Building Society then specify your location such as Charmouth. Conveyancing practices in Charmouth and beyond should be shown.
Last April I purchased a leasehold house in Charmouth. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Charmouth - Examples of Questions you should ask before Purchasing
If a Charmouth lease has fewer than eighty years it will affect the marketability of the flat. It is worth checking with your bank that they are happy with the length of the lease. A short lease means that you will probably have to extend the lease sooner rather than later and it is worth finding out what this would cost. For most Charmouthlease extensions you will be be obliged to have been the owner of the premises for 24 months before you are entitled to extend the lease. What restrictions exist in the Charmouth Lease? The prefered form of lease structure is if the freehold reversion is owned by the leaseholders. In this arrangement the lessees benefit from control and although a managing agent is usually retained where it is bigger than a house conversion, the managing agent retained by the leaseholders.