Can you help? My East Bergholt solicitor is advising me that she is duty bound toapply for East Bergholt conveyancing searches stemming from the fact thatthe firm are on the Santanderconveyancing panel. Do I not have any say here?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out East Bergholt conveyancing searches.
What is your number one tip for choosing a conveyancing solicitor in East Bergholt
It would be unwise to be swayed by the cheapest East Bergholt conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Is it the case that all East Bergholt conveyancing solicitors on the Kent Reliance conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.
I was told two weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in East Bergholt is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
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 Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will my solicitor be making enquiries regarding flooding as part of the conveyancing in East Bergholt.
Flooding is a growing risk for lawyers dealing with homes in East Bergholt. Some people will buy a property in East Bergholt, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, however there are a number of checks that may be undertaken by the purchaser or by their solicitors which can figure out the risks in East Bergholt. The conventional set of information sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the owner to find out whether the premises has ever been flooded. If flooding has previously occurred which is not notified by the seller, then a purchaser may issue a claim for damages resulting from an inaccurate answer. The buyer’s conveyancers should also order an environmental report. This should disclose if there is a recorded flood risk. If so, more detailed investigations will need to be carried out.
How does conveyancing in East Bergholt differ for newly converted properties?
Most buyers of new build residence in East Bergholt come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is constructed. This is because developers in East Bergholt typically purchase the site, 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 used to new build conveyancing in East Bergholt or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. East Bergholt is the location of the property. Can you shed any light on this issue?
Flying freeholds in East Bergholt are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside East Bergholt you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in East Bergholt may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.