My husband and I are hoping to purchase a 3 bedroom flat in Watchet with a mortgage. We have a Watchet lawyer, but the mortgage company says he's not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Watchet lawyer as well as pay for one of their panel ones to represent them. We consider that this is unjust; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower 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 Watchet conveyancing solicitor to apply to be on the conveyancing panel.
I am need of leasehold conveyancing for a flat in a fairly new development (five years old) in Watchet. 95% of the appartments are already occupied. Do I need carry out the conveyancing searches for my conveyancing in Watchet?
Conveyancing Searches are a vital link in the Watchet conveyancing process. There are a large number of search providers who offer Watchet conveyancing searches, as well direct from the local authority. These are known collectively as personal search companies due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authoritative source.
Is it the case that all Watchet CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing list of approved solicitors?
A selection of lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
I am currently in the process of buying my council flat in Watchet. I have a mortgage agreed with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
Intending to buy a house in Watchet. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Watchet lawyer is on the Barclays conveyancing panel.
I have been on the look out for a leasehold apartment up to £195,000 and found one near me in Watchet I like with a park and station nearby, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Watchet suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage the shortness of the lease may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
My step-father has suggested that I instruct his lawyers for conveyancing in Watchet. Should I find my own conveyancer?
Much as we are happy to recommend a Watchet conveyancing lawyer the best way to find a conveyancing solicitor is to seek feedback from friends or relatives who have actually previously instructed the firm that you are considering.