Some advice if I may. My Pembroke solicitor is assuring me that he is legally obliged toapply for Pembroke conveyancing searches due to the fact thatthe firm are on the Virgin Moneyapproved lawyer panel. Is this really necessary?
You have limited options available to you. As you are taking a home loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Pembroke conveyancing searches.
We are planning to move home in September. Does my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in Pembroke. Conveyancing solicitor was chosen prior to coming across your site.
On the day of completion you will need to pick up the house keys from your property agent however this should only be done after the sellers solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you should inform the removal men that they can start moving you in. We do not recommend a specific removal company but can assist you in choosing a conveyancing in Pembroke or a firm that specialises in conveyancing in Pembroke.
We previously instructed solicitors with offices in Pembroke on the Kent Reliance solicitor panel. They have just invoiced me a further sum for dealing with the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner may levy a fee for this. The charge is not set by Kent Reliance but by your Pembroke conveyancing practitioner. Plenty of firms on the Kent Reliance panel will charge an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
We expect to receive a AIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Pembroke solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Pembroke solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
Over the last few months I have been searching for a ground for flat up to £305k and found one near me in Pembroke I like with amenity areas and railway links nearby, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Pembroke suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
My husband and I are one month into a leasehold purchase having been referred to a firm by the high street agent to do our conveyancing in Pembroke. I am am very dissatisfied with the quality of service. Can you you assist me in finding new conveyancers?
A lawyer would need to be really bad in order to consider diss instructing them. Has the mortgage offer been issued? In the event that it has you need to make them aware of the new lawyer and ensure the mortgage documents are re-issued. Your conveyancer should be on the lenders approved list to avoid supplemental costs and frustration. So that should be your starting point. The find a solicitor tool can assist you in finding a lender approved conveyancer for your home move in Pembroke
My plan is to purchase a ground floor apartment in Pembroke. Conveyancing lawyer has been awaiting, from the seller, building insurance documents. This morning I was informed that the owner needs to send the insurance documents for the flat above as well. Why would my property lawyer need to see the insurance for the other flat? Is it strictly necessary? We have been stalled for the previous three weeks…
It is not impossible in leasehold conveyancing in Pembroke to discover Conveyancing in Pembroke in a minority of cases reveals that the lease requires the tenant's to insure their individual flats rather than the freeholder insuring the complete block - which is definitely better. You should clarify with your lawyer but it would appear that your lawyer is attempting to verify that the whole building is insured. Insuring a ground floor apartment is no help when it comes to rebuilding after a fire if the other flat cannot be reinstated due to lack of insurance cover.