My wife and I have recently appointed a conveyancing solicitor in Templecombe. I need to find out whether they are accepted on the Clydesdale conveyancing panel. Could you help?
The first thing you should do is contact your conveyancer and ask them whether they can act for the lender. Otherwise you should get in touch with Clydesdale who may be able to help.
Is there a list of Yorkshire BS panel conveyancers in Templecombe on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings open the public over the internet. If you are looking for a Templecombe property lawyer on the Yorkshire BS please make the most of our tool.
Can I be sure that the Templecombe conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Templecombe seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor carrying out your transaction.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being problematic. The Templecombe solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
Will my solicitor be making enquiries regarding flooding as part of the conveyancing in Templecombe.
The risk of flooding is if increasing concern for solicitors dealing with homes in Templecombe. There are those who acquire a property in Templecombe, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, but there are a number of searches that may be initiated by the purchaser or by their conveyancers which can figure out the risks in Templecombe. The standard completed inquiry forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to determine if the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the vendor, then a buyer could commence a claim for damages as a result of such an inaccurate reply. The buyer’s lawyers will also order an environmental search. This should indicate if there is any known flood risk. If so, additional inquiries should be conducted.
How does conveyancing in Templecombe differ for newly converted properties?
Most buyers of new build premises in Templecombe contact us having been asked by the seller to sign contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Templecombe typically acquire 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 conveyancers 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 Templecombe or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a quick, chain free conveyancing. Templecombe is where the house is located. What do you suggest?
Flying freeholds in Templecombe are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Templecombe 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 Templecombe may determine 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 residence.