We are intending to buy a 1 bedroom flat in Winchcombe with a mortgage. We would like to retain our Winchcombe lawyer, however the lender advise he's not on their "panel". It seems we have little choice but to appoint one of the bank panel solicitors or keep our Winchcombe lawyer as well as pay for one of their panel firms to represent them. This feels very unfair; are we not able to require that the mortgage company use our Winchcombe conveyancer ?
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 lender’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 Winchcombe conveyancing solicitor to apply to be on the conveyancing panel.
I am the registered owner of a freehold house in Winchcombe yet charged rent, why is this and what is this?
It is rare for properties in Winchcombe and has limited impact for conveyancing in Winchcombe but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
Me and my partner are purchasing a property in Winchcombe. It might be a silly question but how we can trust a lawyer? At some point we have to put our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being problematic. The Winchcombe solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
My offer on a semi in Winchcombe has been accepted, but there is a chain. The vendors have offered on on an apartment, but it’s not been accepted yet, and have viewings of other apartments booked. I have selected a local conveyancing solicitor in Winchcombe. What should be my next step? When do I get the mortgage application with TSB going?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx one thousand pounds, then survey, Winchcombe conveyancing search fees, etc). The first course of action is to ensure that your property lawyer is on the TSB conveyancing panel. Concerning the subsequent phase this very much depends on the circumstances of your case, attraction to the property and on the state of the market. During a hot market many purchasers will apply for the mortgage with TSB and arrange for the valuation and only if it comes back ok would they ask their property lawyer to press on with searches.
The deeds to my house can not be found. The conveyancers who dealt with the conveyancing in Winchcombe 5 years ago have long since closed. What are my next steps?
In today’s world there are duplicates made of almost everything, and your conveyancer will know exactly where to locate all the relevant documentation so you may buy or sell your house without any difficulty. If duplicates can’t be located, your conveyancer can arrange cover in the form of insurance or indemnities against possible claims on the premises.
Me and my husband are looking at buying our first property in Winchcombe. Please can you recommend a trustworthy Winchcombe solicitor that will help us as well as act for Aldermore?
The purpose of this site is limited to being a directory service for conveyancing practitioners who want to be listed as being on the approved conveyancing panel for Aldermore in certain locations such as Winchcombe . Our intention is not to recommend any specific solicitor.