Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Patcham?
There are many registered licenced Conveyancers in Patcham and Solicitor partnerships in Patcham offering conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. The two can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I'm the sole recipient of my late father’s will and I have everything in my name now, including the house in Patcham. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be treated the same way as if I'd bought the house in January. Will no one buy the property for half a year?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How sensible a view lenders take of it, depend on the lender as this clause principally exists to identify subsales or the wholesaling and assigning of properties.
I've 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 Patcham solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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 Patcham postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Patcham.
I am purchasing a house and the conveyancer has raised the issue of Chancel Repair to which the property may be obligated to contribute to because it falls into the area of such a church. She has mentioned insurance. Is this really warranted for conveyancing in Patcham
Unless a previous acquisition of the premises completed post 12 October 2013 you may expect solicitors carrying out conveyancing in Patcham to remain encouraging a chancel search and or insurance against a claim.
I used Arc property Solicitors several years ago for my conveyancing in Patcham. I now require my file however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Patcham of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Patcham differ for newly converted properties?
Most buyers of new build or newly converted property in Patcham approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Patcham usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Patcham or who has acted in the same development.
Is it true that a Patcham conveyancing practice taken to court by a client for not carrying out comprehensive conveyancing investigations?
We are not aware of such a Patcham conveyancing claim but it has been reported that, a couple purchasing a property elsewhere in England successfully won a claim against their solicitor due to development plans to build a wind farm failing to be identified in conveyancing searches.
If you are buying in Patcham It is important that your conveyancer purchase all Patcham conveyancing searches needed to ensure you have relevant and up to date information ahead of buying a home in Patcham.