I am in the market for a reasonably priced conveyancer. Do I opt for a nationwide conveyancer or a family Merriott conveyancing solicitor?
Merriott is a special area, where regional insight counts for a lot. The relaxed pace of life has an upside – but not for your home move. The property lawyers that we endorse possess deep Merriott insight with a proactive, hands-onapproach that ensures the conveyancing to progress without drama. It will certainly help that they enjoy well established connections with financial advisers, estate agents, valuers and counterpart Merriott conveyancing practitioners
My fiance and I wish to acquire a 2 bedroom apartment in Merriott with a mortgage from Aldermore.We have a Merriott conveyancing solicitor but Aldermore advised that her practice is not listed on their approved list of firms. It seems we are left with no choice but to instruct a Aldermore panel lawyer or retain our preferred solicitor and fork out for a Aldermore panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its various provisions, a common one being that solicitors needs to be on the Aldermore approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Aldermore
Last month we had a mortgage agreed in principle with UBS. Merriott conveyancing solicitors have been instructed. What is the average time that one could expect to receive a mortgage offer from UBS?
There is no definitive answer here. Have UBS completed the valuation? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have instructed a Merriott conveyancing practitioner having checked that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Merriott surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
At last I have had an offer on a maisonette in Merriott agreed to, the owners do however have an associated purchase. The sellers have offered on a property, however it’s not yet tied up, and have viewings of other properties in the pipeline. I have chosen a high street conveyancing solicitor in Merriott. What should be my next step? When do I get the mortgage application with Clydesdale started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then valuation, Merriott conveyancing search fees, etc). First, you must ensure that your conveyancing practitioner is on the Clydesdale approved list. Concerning the next stages this very much dictated by the uniqueness of your transaction, attraction to the property and on the state of the market. During a rising market many purchasers will apply for a home loan with Clydesdale and arrange for the valuation and only if it was satisfactory would they request their property lawyer to press on with searches.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a house in Merriott? or Apparently there is historic law that could mean that house owners residing in a parish church boundary may be liable to pay for maintenance towards the chancel within the church. Is this applicable for conveyancing in Merriott?
Unless a previous acquisition of the premises completed after 12 October 2013 you could expect lawyers conducting conveyancing in Merriott to continue to suggest a chancel search and or insurance against a claim.
I have a 4 bedroom Victorian property in Merriott. Conveyancing practitioner acted for me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the matching address. Is it worth asking Accord Mortgages Ltd to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Merriott and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing practitioner who conducted the conveyancing.