Unfortunately I am unable to travel far from Minehead. I would like to know the understand why all Minehead conveyancing practitioners aren't included on all mortgage company panels?

Even though it may seem unfair for mortgage companies to limit who can act for them, from the public’s or solicitor’s point of view, the the contrary view is that mortgage companies are becoming ever more anxious and feel it crucial to defend themselves against mortgage fraud. As a result of this concern mortgage companies have reduced their conveyancing panel to a manageable size.

Why is leasehold purchase conveyancing in Minehead costs more?

Minehead leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

Two weeks ago we had a mortgage agreed in principle with RBS. Minehead conveyancing solicitors were appointed. How long does it take for RBS to send the offer to the property lawyer?

There is no definitive answer here. Have RBS done the survey? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We have agreed to purchase a house in Minehead. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?

Given that you are obtaining a mortgage with Nationwide your lawyer must comply with the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Nationwide where a lease does not comply with these conditions. The provisions relate to the installation of panels on properties countrywide and is not limited to Minehead.

It is not clear whether my bank requires a lease extension. I have telephoned my Minehead building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Minehead conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. Who do I believe?

As long as the conveyancer is on the lender panel, she or he must adhere to the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am on look out for some leasehold conveyancing in Minehead. Before I get started I require certainty as to the remaining lease term.

If the lease is registered - and almost all are in Minehead - then the leasehold title will always include the basic details 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.

Minehead Leasehold Conveyancing - Sample of Queries Prior to buying

Are any of leasehold owners in dispute over their service charge liability? Is anyone aware of any major works in the near future that could increase the maintenance charges? This question is helpful as a) areas may result in problems in the block as the common areas may begin to deteriorate if services remain unpaid b) if the leaseholders have a dispute with the managing agents you will need to have all the details

How much experience do your Minehead conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Minehead conveyancing lawyers help thousands of buyers move home every year and assisted plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Minehead conveyancers have worked on recent similar matters.