When it comes to lenders such as Clydesdale, do Charmouth conveyancers face an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We had chosen conveyancing lawyers locally in Charmouth on the RBS solicitor approved list. They are now charging me a further fee for handling the RBS mortgage. Is this a supplemental conveyancing fee set by RBS?
Provided it is contained in their Terms of Engagement or estimate then yes your lawyer may levy a fee for this. This fee is not dictated by RBS but by your Charmouth property lawyer. Plenty of firms on the RBS panel will quote an ‘acting for lender’ fee but many firms incorporate it on their overall fee.
After much negotiation I have agreed a price on an apartment in Charmouth. My financial adviser suggested a conveyancer. I paid an on account payment of £175. A couple of days later, the property lawyer contacted me to say that they were not on the HSBC 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 HSBC 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.
How does conveyancing in Charmouth differ for new build properties?
Most buyers of new build or newly converted property in Charmouth come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is completed. This is because developers in Charmouth tend to purchase the real estate, 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 property lawyers 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 Charmouth or who has acted in the same development.
I decided to have a survey carried out on a house in Charmouth prior to instructing solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies will refuse to issue a mortgage on such a premises.
It depends who your proposed lender is. Santander has different requirements from Halifax. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Charmouth. Conveyancing may be slightly more expensive based on your lender's requirements.
In my capacity as executor for the estate of my aunt I am selling a property in Neath but live in Charmouth. My solicitor (based 260 miles awayhas requested that I execute a stat dec prior to completion. Can you recommend a conveyancing solicitor in Charmouth who can attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are located in Charmouth
I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great figure which is making it more attractive. I have subsequently discovered that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Charmouth. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the implications of buying a leasehold house in Charmouth ?
Most houses in Charmouth are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Charmouth in which case you should be looking for a Charmouth conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your lawyer will report to you on the legal implications.