My fiance and I are planning to acquire a house in Lynmouth and are in fact using a Lynmouth conveyancing firm. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. The Royal Bank of Scotland have this evening contacted us to inform me that there is now an issue as our Lynmouth conveyancer is not on their conveyancing panel. Please explain?
Where you are buying a property needing a mortgage it is normal for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Lynmouth lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial premises in Lynmouth?
Many commercial conveyancing solicitors in Lynmouth will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Lynmouth. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lynmouth.
For each commercial conveyancing transaction in Lynmouth it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Lynmouth commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Lynmouth.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Lynmouth?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Lynmouth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Lynmouth is where the house is located. Can you shed any light on this issue?
Flying freeholds in Lynmouth are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lynmouth you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lynmouth may determine 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.
What tools are available to identify a Lynmouth solicitor on the Halifax conveyancing panel? I am a keen cyclist and am happy to travel upto 20miles to meet the lawyer.
You can use the tool on this page. Please select a lender and your location and you will see a number of Lynmouth conveyancing lawyers located nearest you. We have listed some Lynmouth conveyancing firms towards the end of this page and you can ring them to verify if they are on the Halifax panel