Me and my partner are acquiring our first home. Our lawyer has texted usto ask if we would like to order additional conveyancing searches. We are really unsure what's needed for conveyancing in Chippenham
The quantity and type of Chippenham conveyancing searches should be dictated primarily on the property, the location, the probability of any of these risks, your familiarity of the area and risks, your general appetite to risk. What is important is that you adequately comprehend what information the searches could provide. You may then make a decision if you consider that you need that search. If unsure, ask the conveyancing practitioner to guide you.
What happens if my lawyer’s firm is suspended from the Co-operative Solicitor panel ahead of completing my conveyancing in Chippenham?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
We are getting the release of further monies on our home loan from UBS as we want to conduct renovations to our property in Chippenham. Are we obliged to choose a local Chippenham solicitor on the UBS conveyancing panel to deal with the paperwork?
UBS don't usually appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.
We have a mortgage agreed in principle with Virgin Money. Chippenham conveyancing practitioners were chosen. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
There is no definitive answer here. Have Virgin Money done the valuation? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Chippenham solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Chippenham postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Chippenham.
My wife and I purchased a terraced Georgian house in Chippenham. Conveyancing solicitor represented me and HSBC Bank. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Chippenham and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing lawyer who completed the work.
Due to the encouragement of my in-laws I had a survey completed on a house in Chippenham prior to appointing conveyancers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some banks tend refuse to give a loan on such a home.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Chippenham. Conveyancing may be slightly more expensive based on your lender's requirements.