We are purchasing a house and need a conveyancing solicitor in Lynmouth who is on the Coventry BS conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Lynmouth.
I am buying a 3 bedroom semi in Lynmouth. Our aim is to carry out an extension to the side at the house.Will legal investigations on the property include investigations to determine if these alterations are allowed?
Your conveyancer should check the deeds as conveyancing in Lynmouth can on occasion identify restrictions in the title deeds which restrict certain changes or require the permission of a 3rd party. Certain works require local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
We had selected solicitors with offices in Lynmouth on the Virgin Money solicitor approved list. They are now charging me a separate sum for the legal aspects of the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner may levy a fee for this. The charge is not set by Virgin Money but by your Lynmouth lawyer. Numerous firms on the Virgin Money panel will charge an ‘acting for lender’ fee and others do not.
My offer on a detached house in Lynmouth has been agreed to, but there is a chain. The vendors have offered on on an apartment, however it’s not yet agreed to, and have viewings of other properties booked. I have selected a high street conveyancing solicitor in Lynmouth. What should be my next step? At what stage do I apply for the mortgage with Virgin Money?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then survey, Lynmouth conveyancing search costs, etc). First, you should check that your solicitor is on the Virgin Money approved list. As to the subsequent stages this very much dictated by the uniqueness of your transaction, attraction to this property and on the state of the market. In a hot market the majority of home buyers would apply for a home loan with Virgin Money and arrange for the valuation and only if it comes back ok would they ask their lawyer to move forward with searches.
Should my conveyancer be making enquiries about flooding as part of the conveyancing in Lynmouth.
Flooding is a growing risk for solicitors carrying out conveyancing in Lynmouth. Some people will acquire a property in Lynmouth, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to give advice on flood risk, however there are a number of searches that may be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Lynmouth. The conventional set of information sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to determine whether the premises has suffered from flooding. If the property has been flooded in past which is not disclosed by the seller, then a buyer could commence a compensation claim stemming from an inaccurate response. A purchaser’s solicitors should also conduct an environmental report. This will reveal whether there is a recorded flood risk. If so, further investigations will need to be made.
How does conveyancing in Lynmouth differ for new build properties?
Most buyers of new build property in Lynmouth approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is completed. This is because builders in Lynmouth typically acquire the real estate, 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 conveyancers 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 Lynmouth or who has acted in the same development.
My uncle has urged me to use his conveyancers in Lynmouth. Should I use them?
No doubt it’s preferable to find a conveyancing solicitor is to have referrals from friends or relatives who have previously instructed the firm that you are contemplating using.