Please could you suggest a Skipton Building Society accepted Axminster conveyancing lawyer that can complete within a short deadline? Would it be better to use a local Axminster solicitor or an online firm?
We can recommend some very good Axminster conveyancing firms. You can also walk up the main road in Axminster. Visit some well established firms and ask to see a conveyancing solicitor for a fee estimate. Discuss your requirements together with your reasons and ask for a commitment on your deadline. Choose the lawyer that you trust.
My lender has suggested a law firm on their panel based in Axminster but I would rather choose a conveyancing lawyer in Axminster or nearer to where I live. Can you assist?
Not all Axminster conveyancing practices are listed all lender’s conveyancing panel. Do make the most of the above find an approved solicitor tool to choose a Axminster conveyancing firm on the on the mortgage company panel.
Is it the case that all Axminster solicitor practices on the RBS conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the RBS conveyancing panel they would need to be regulated by the SRA. Many banks do permit licenced conveyancers on their panel in which case such practice would be governed by the CLC.
We previously chose conveyancing lawyers located in Axminster on the Yorkshire BS solicitor approved list. They are now charging me a supplemental fee for the legal aspects of the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. The charge is not dictated by Yorkshire BS but by your Axminster solicitor. Some firms on the Yorkshire BS panel will charge ’dealing with mortgage’ fee and others do not.
I have instructed a Axminster conveyancing practitioner having made sure that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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 conveyancer 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 Axminster postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Axminster.
I have a renovated Victorian property in Axminster. Conveyancing solicitor acted for me and Nationwide Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You need to 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Axminster 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 lenders. You can also enquire as to the position with the conveyancing lawyer who conducted the conveyancing.
My husband and I are novice buyers - agreed a price, but the agent advised that the vendor will only issue a contract if we use the agent's chosen conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Axminster
It is unlikely the sellers are behind this. Should the vendor require ‘a quick sale', alienating a motivated purchaser is not the way to achieve this. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you are going to use your preferred Axminster conveyancing lawyers - rather thanthe ones that will earn the estate agent a introducer fee or meet his conveyancing figures demanded by corporate headquarters.