My wife and I have recently appointed a conveyancing solicitor in New Romney. I I am struggling to find out if they are on the Halifax approved list of lawyers. Could you or the lender confirm if they are on the panel?
You should call your solicitor and enquire whether they are on the lender panel. Alternatively you can get in touch with Halifax who may be able to help.
When it comes to lenders such as Skipton, do New Romney conveyancing practitioners face an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I recently had an offer agreed on an apartment in New Romney. My financial adviser pressured me to appoint their conveyancer. I paid an advanced payment of £150. A few days later, the property lawyer called me to say that they were not on the Nottingham 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 Nottingham 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.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local New Romney solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays 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. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your New Romney postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in New Romney.
Will our solicitor be raising enquiries about flooding as part of the conveyancing in New Romney.
Flooding is a growing risk for conveyancers dealing with homes in New Romney. There are those who purchase a house in New Romney, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a number of checks that can be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in New Romney. The standard completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to determine if the property has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser could issue a legal claim for losses stemming from an misleading response. The purchaser’s conveyancers should also carry out an environmental search. This will higlight if there is a recorded flood risk. If so, more detailed investigations should be conducted.
I decided to have a survey done on a house in New Romney before appointing solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some banks may refuse to issue a mortgage on this type of premises.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. If you e-mail us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in New Romney. Conveyancing will be smoother if you use a solicitor in New Romney especially if they are familiar with such properties in New Romney.
Given that I am about to part with over three hundred thousand on a property in New Romney I wish to talk to a solicitor about myconveyancing before instructing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be carrying out your property ownership legalities in New Romney.There is no ‘factory style conveyancing’ - every client is unique person, not a matter number. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in New Romney should be the amount on the final invoice that you end up paying.