Why do I have to pay up front for my conveyancing in Kingsbridge?
Where you are retaining lawyers for conveyancing in Kingsbridge your solicitor will request that you place them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. If any deposit is payable against the sale price then this will be needed shortly in advance of contracts are exchanged. The closing balance that is needed should be transferred a few days prior to the day of completion.
This question may be naive but I am unexperienced as FTB of a ground floor flat in Kingsbridge. Do I collect the keys to the premises on completion from my conveyancer? If so, I will find a High Street conveyancing solicitor in Kingsbridge?
On the day of completion you will not be required to attend the conveyancers office in Kingsbridge. Your solicitors will transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you will be invited to receive the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
We expect to receive a AIP from Co-operative this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any Kingsbridge solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint Kingsbridge solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I am due to exchange contracts on my house. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being pedantic. The Kingsbridge solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do I need to take out insurance to protect me from financial exposure to chancel repairs when acquiring a residence in Kingsbridge?
Unless a previous acquisition of the premises completed post 12 October 2013 you could assume that solicitors delivering conveyancing in Kingsbridge to continue to suggest a chancel search and or chancel repair liability insurance.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Kingsbridge is where the house is located. Can you shed any light on this issue?
Flying freeholds in Kingsbridge are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kingsbridge you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kingsbridge may ascertain 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 residence.
Myself and my partner have recently had an offer agreed on a apartment and had an appointment on Wednesday with HSBC for the mortgage. They advised us that when it comes to selecting a solicitor that unless they are on their approved list of conveyancers then we will incur an extra fee of £200. This is is due to the fact that they will then have to instruct a solicitor to act on their behalf as well as the one we appoint on our behalf and we will be on the hook for their fees. I have requested HSBC to provide me with a list so I can seek estimates only from their approved lawyers but was told that I need to check with each individual solicitor to see if they are on the panel. Is their an easier way of going about this?
You can enquire of HSBC what their panel criteria is for a solicitor.Thereafter ask the conveyancing practitioner of your choice whether they fit that criteria and have they acted on mortgages for HSBC historically. Where the answer to those is yes, then just clarify this with HSBC. Another option is to make use of our search tool and we should be able to find you a property lawyer in Kingsbridge on the approved list for HSBC.