Can you clarify what the consequences are if my solicitor is removed from the Coventry BS Conveyancing panel ahead of completing my conveyancing in Hunstanton?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
A friend pointed out to me me that in purchasing a property in Hunstanton there may be various restrictions preventing external changes to the property. Is this right?
There are anumerous of properties in Hunstanton which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Hunstanton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have a mortgage with RBS for my property in Hunstanton. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?
You must advise RBS in advance of renting your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel firm.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Hunstanton solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hunstanton postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Hunstanton.
My wife and I purchased a 4 bedroom Edwardian house in Hunstanton. Conveyancing solicitor represented me and National Westminster Bank. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hunstanton and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing solicitor who carried out the work.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, chain free conveyancing. Hunstanton is where the house is located. What do you suggest?
Flying freeholds in Hunstanton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hunstanton you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hunstanton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In sourcing the internet for the phrase conveyancing in Hunstanton it shows results of numerous solicitorsin the area. With so much choice what is the best way to find the suitable solicitor for the sale of my house?
The ideal method of choosing the right conveyancer is through a personal testimonial, so ask friends and relatives who have acquired a property in Hunstanton or the respected estate agent or financial adviser. Costs for conveyancing in Hunstanton differ, so it's a good idea to obtain at least four quotes from different property lawyers. Make sure that you clarify that the fees are fixed.