I plan on purchasing a leasehold flat in North Plymouth. My lawyer has never been on on the lender approved panel. Can I still use my North Plymouth conveyancing solicitor notwithstanding that they are not on the lender approved list?
You will need to instruct a conveyancer to complete the legal work required when you require a mortgage to purchase your home. They will carry out all the appropriate legal checks on the property, make sure that you’re properly registered as the owner and ensure that all the necessary mortgage paperwork is dealt with. You could instruct a North Plymouth lawyer of your choice. Nevertheless, where the conveyancing practitioner appointed is not on the mortgage company approved list further charges will be levied as separate legal representation will be need by the lender. Lender panel applications can be submitted, so where your lawyer has not previously applied for membership they should do so.
The North Plymouth conveyancing firm handling our North Plymouth conveyancing has uncovered a difference when comparing the assumptions in the valuation survey and what is revealed within the legal papers for the property. My lawyer says that he must ensure that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s approach right?
Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. 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.
Should my solicitor be raising questions about flooding as part of the conveyancing in North Plymouth.
Flooding is a growing risk for solicitors dealing with homes in North Plymouth. There are those who purchase a property in North Plymouth, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in North Plymouth. The conventional set of information given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the seller to find out if the premises has suffered from flooding. In the event that the premises has been flooded in past and is not disclosed by the seller, then a purchaser could issue a claim for damages as a result of such an inaccurate answer. The purchaser’s solicitors will also conduct an enviro search. This will reveal whether there is any known flood risk. If so, additional investigations should be carried out.
Is it possible to switch firm as I need to choose one who is on the Accord Mortgages Ltd conveyancing list. I had appointed a local conveyancing solicitor in North Plymouth round the corner but the firm is not approved by Accord Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in North Plymouth on the Accord Mortgages Ltd panel. Please note that the law firms that we list do not pay us a referral fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in North Plymouth. Using the find a conveyancing solicitor tool on this website, you can contrast fees for conveyancing solicitors in North Plymouth and beyond.
My father-in-law has urged me to appoint his conveyancing solicitors in North Plymouth. Do I take his recommendation?
No doubt it’s preferable to select a conveyancing lawyer is to have feedback from friends or relatives who have used the solicitor that you are considering.