Why do I have to pay up front for conveyancing in Tiverton?
If you are buying a property in Tiverton your solicitor will ask you put them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. When the deposit is as part of the total price then this will be required shortly in advance of contracts are exchanged. The final balance that is needed will be payable a couple of days prior to the completion date.
Do the Building Society Association intend to launch a search tool with a view to list solicitors on the Earl Shilton BS conveyancing panel for instance in Tiverton?
We have not been informed any plans on the part of the BSA to develop such a search facility.
Have just purchased a repossessed house at auction in Tiverton. Conveyancing is required. What are my next steps?
Having exchanged you now have to appoint a conveyancing solicitor as a matter of urgency as you will have a tight a fixed date to complete the deal. Every auction property should have an associated auction set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You should hand this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds organised to complete the transaction on the set completion date.
I recently had an offer accepted on an apartment in Tiverton. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. A few days later, the conveyancing practitioner 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.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being a right pain. The Tiverton solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Tiverton differ for newly converted properties?
Most buyers of new build premises in Tiverton contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because builders in Tiverton usually purchase the land, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Tiverton or who has acted in the same development.
My fiance and I are buying a four room first floor flatin Tiverton with a loan from a mortgage company. We would like to retain our conveyancer in Tiverton but our bank advise he's not listed on their "panel". Apparently we need to choose one of the our bank panel solicitors or stay with our Tiverton conveyancer and incur the extra costs for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The bank mortgage offered to you is subject to conditions, one of which will be that solicitors will on the bank's conveyancing panel. Until recently, most lenders had open panels, including most conveyancing solicitors in Tiverton : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your bank.