I require conveyancing for a flat in a relatively new development (five years built) in Wiveliscombe. Almost all the properties are already sold. Is it really necessary to order local searches as part of conveyancing in Wiveliscombe?

Conveyancing Searches are a central link in the Wiveliscombe conveyancing process. There are numerous search providers who offer Wiveliscombe conveyancing searches, as well direct from the local authority. These are known collectively as personal search companies and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authoritative source.

I am buying a house and require a conveyancing solicitor in Wiveliscombe who is on the Godiva Mortgages Ltd conveyancing. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Godiva Mortgages Ltd in certain locations such as Wiveliscombe. We dont recommend any particular firm.

I require quick conveyancing in Wiveliscombe as I am faced with a deadline to exchange contracts inside 3 weeks. A mortgage is not required. Can I escape the need for conveyancing searches to save money and time?

If.Given you are not taking a mortgage you are at liberty not to have searches conducted although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Wiveliscombe the following are examples of what can show up and therefore impact market value: Enforcement Notices, Outstanding Charges, Outstanding Grants, Unadopted Roads,...

I am in need of some leasehold conveyancing in Wiveliscombe. Before I get started I require certainty as to the unexpired term of the lease.

If the lease is recorded at the land registry - and most are in Wiveliscombe - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Wiveliscombe Conveyancing for Leasehold Flats - Sample of Queries before buying

How many of the leaseholders are in arrears for their service charge payments? Be sure to enquire if the the lease includes any onerous restrictions in the lease. For instance it is very common in Wiveliscombe leases that pets are not permitted in certain buildings in Wiveliscombe. If you love the flatin Wiveliscombe but your dog can’t live with you then you have a very difficult determination. Is anyone aware of any major works in the near future that will increase the service fees?

My partner and I are purchasing a ground floor flat in Wiveliscombe. When we first instructed conveyancing practitioner, they assured us that they were on all major UK mortgage company panels. Our mortgage broker called yesterday to say that they are not on the Santander approved list. If it turns out to be true, what should we do? Should we simply choose a different conveyancer that is on their approved list or should we pay for dual representation, with Santander appointing their own approved conveyancer.

If you are acquiring a property requiring a mortgage it is conventional for the buyer’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to fulfill. Some banks now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancer should contact Santander and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Santander's conveyancing panel and you may continue to use your own Wiveliscombe solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.