We are planning to move house in May. Should my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in Merriott. Conveyancing firm was found prior to coming across your website.
On the day of completion you will need to pick up the keys from the property agent but this should only occur once the sellers solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you should advise the removal men that they can start moving you in. We are not in a position to recommend a particular removal organisation but can help you find a conveyancing in Merriott or a solicitor that specialises in conveyancing in Merriott.
We previously selected solicitors based in Merriott on the RBS solicitor panel. They are now charging me an additional sum for the legal aspects of the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer can charge a fee for this. This fee is not set by RBS but by your Merriott lawyer. Some firms on the RBS panel will levy an ‘acting for lender’ fee but some firms incorporate it on their overall fee.
After months of negotiation I have agreed a price on an apartment in Merriott. My financial adviser recommended their conveyancers. I paid an advanced payment of £175. A few days later, the conveyancer contacted me to say that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have been told that property searches are the primary cause of delay in Merriott house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Searches are not likely to feature in any slowing down conveyancing in Merriott.
Due to the encouragement of my in-laws I had a survey completed on a property in Merriott before instructing lawyers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some lenders may not give a loan on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to call us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Merriott. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Merriott to see if the conveyancing will be more expensive.
How simple is it to change solicitor as I have to find a firm on the TSB conveyancing list. I instructed a family conveyancing solicitor in Merriott round the corner but he is not approved by TSB
It would be our pleasure to assist you select a conveyancing solicitor in Merriott on the TSB panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Merriott. In utilising search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Merriott.
Our solicitor in Merriott has identified a a legal deficiency with the lease for the apartment we are buying in Merriott. The other side have put forward defective title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor has advised that as he is on the bank conveyancing panel he must check that the lender is happy with this solution. Are we the client or is the mortgage company?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.