I have just been advised by my mortgage adviser that my Exminster property lawyer is not on the mortgage company Conveyancing panel. What can I do to check?
The first thing you need to do is to contact your Exminster lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
We previously selected conveyancing lawyers based in Exminster on the Barclays solicitor panel. They are now charging me an additional amount for dealing with the Barclays mortgage. Is this a supplemental conveyancing fee specified by Barclays?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. This charge is not dictated by Barclays but by your Exminster lawyer. Numerous firms on the Barclays panel will charge ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
Can I be sure that the Exminster conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Exminster getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your transaction.
It is not clear whether my lender requires a lease extension. I have called into my local Exminster building society branch on numerous occasions and was told they are content with the situation and they will lend. My Exminster conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend based on their specific requirements. Who do I believe?
Your lawyer has to follow the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Will my solicitor be raising questions about flooding during the conveyancing in Exminster.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Exminster. There are those who acquire a house in Exminster, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a various searches that can be carried out by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Exminster. The standard property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to discover if the premises has historically flooded. If flooding has previously occurred which is not notified by the vendor, then a buyer may issue a legal claim for losses stemming from an inaccurate response. The buyer’s solicitors will also carry out an enviro report. This will higlight if there is any known flood risk. If so, additional investigations should be conducted.
Just bought a detached house in Exminster , What is the estimated time for the Land Registry to register the transfer to my name? My Exminster conveyancing solicitor has been painfully slow, so I want to be sure that my ownership is registered.
As far as conveyancing in Exminster is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can adjust according to who lodges the application, whether it is in order and whether the Land registry have to notify any interested parties. As of today approximately 80% of submission are fully addressed within two weeks but some can be subject to extensive hold-ups. Historically registration is effected once the new owner is living at the property therefore registration formalities is not always an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.
How does conveyancing in Exminster differ for newly converted properties?
Most buyers of new build premises in Exminster come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is ready to move into. This is because builders in Exminster typically 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 used to new build conveyancing in Exminster or who has acted in the same development.