I have been told by my lawyer that absentee landlord insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Keynsham?
The right level of absentee landlord indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such policies.
We were going to get a OIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Keynsham solicitors on the Nottingham conveyancing panel, or is it better to go independently?
You will need to appoint Keynsham solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Keynsham solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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 conveyancer 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 Keynsham postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Keynsham.
I have recentlybeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Keynsham for a purchase of a freehold house 18 months ago. How can I check that my home is not still registered in the name of the previous owner?
The quickest method to check if the premises is in your name, you can carry out 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 Keynsham conveyancing specialists.
How does conveyancing in Keynsham differ for new build properties?
Most buyers of new build premises in Keynsham contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because new home sellers in Keynsham 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 property lawyers 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 Keynsham or who has acted in the same development.
In what way can the Landlord & Tenant Act 1954 affect my business property in Keynsham and how can your lawyers assist?
The 1954 Act affords security of tenure to business leaseholders, granting the a statutory right to make a request to court for a renewal lease and continue in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Keynsham is one of our many areas of the UK in which our lawyers have offices
Do I need to visit the offices of the mortgage company conveyancing panel solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Keynsham so that I can pop in to their offices if necessary.
As opposed to 12 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Keynsham.