I am purchasing a semi-detached house in Melbourn. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Melbourn you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Melbourn.
Is it the case that all Melbourn conveyancing solicitors on the Bank of Ireland conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such firms would be overseen by the CLC.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being problematic. The Melbourn solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
Intending to buy a apartment in Melbourn. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Melbourn conveyancer is on the Bank of Ireland conveyancing panel.
How does conveyancing in Melbourn differ for new build properties?
Most buyers of new build premises in Melbourn approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is built. This is because developers in Melbourn tend to purchase 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 Melbourn or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Melbourn is where the house is located. Can you offer any guidance?
Flying freeholds in Melbourn 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 Melbourn you would need to get your solicitor to go 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 Melbourn may decide 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.
Do I need to be suspicious by brokers that I am dealing with are recommending a web based conveyancing firm rather than a High Street Melbourn conveyancing firm?
As is the case with lots of professional services, often suggestions from family and friends can be worth their weight in gold. Nevertheless there are many people with a keen interest in a conveyancing matter; estate agents, financial adviser and mortgage companies might all put forward conveyancers to use. On occasion the lawyers might be known to one of the organisations as being good in their field, but occasionally there may be a commercial relationship behind the endorsement. You have the discretion to select your own lawyer. You need to be aware that the majority of banks specify a panel list of conveyancers you have to use for the lender aspect of your home move.