We are purchasing a house and require a conveyancing solicitor in Minehead who is on the Yorkshire BS conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Minehead.
My conveyancer has informed me that lack of right of way insurance is necessary on my purchase. What is the level of cover for Minehead conveyancing?
The right level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and Coventry Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
I'm the only beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Minehead. The Minehead property was put into my name in June. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership may be considered the same way as if I'd bought the house in June. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. many mortgage companies would take a sensible view as this provision is primarily there to capture the purchase and immediately sell or the wholesaling and assigning of property.
Can I be sure that the Minehead conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Minehead getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your transaction.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Minehead is where the house is located. Can you offer any guidance?
Flying freeholds in Minehead 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 Minehead you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Minehead 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 premises.
Am I best advised to appoint a Minehead conveyancing solicitor based in the area that I am buying? I have an old university friend who can carry out the legal formalities but they are based a couple of hundredmiles away.
The benefit of a high street Minehead conveyancing firm is that you can pop in to execute documents, present your identification documents and apply pressure on them where appropriate. They will also have local knowledge which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and in the main were happy that must outweigh using an unknown Minehead conveyancing lawyer solely due to them being local.
My estate agent has suggested using their property lawyer for the conveyancing in Minehead - Surely it’s better to just instruct them?
It is worth checking if the selling agent is recommending a property lawyer or introducing to a solicitor. There are plenty of Minehead selling agents who recommend two or three Minehead conveyancing firms purely based on those lawyers offering a great service.