Recently been in touch with my conveyancing solicitor in Brynmill who completed the legal work two years ago asking for a conveyancing quote based on the same type of home move (a leasehold residence and a freehold premises) of similar values with a mortgage from Barnsley Building Society. I am now being quoted double. Should I look for a cheaper internet firm of conveyancing solicitor?
The quote is fractionally on the high side. If you you were to look around you might decrease the fees marginally by say a hundred pounds. That being said, assuming were pleased with the service the firm provided you maylive to rue opting for an a cheaper lawyer. Don't forget to enquire that the solicitor can also act for Barnsley Building Society. You can utilise our search tool to choose a Brynmill conveyancing firm on the Barnsley Building Society conveyancing panel, which can often include conveyancing solicitors in Brynmill.
I sincerely hope you can assist me. My Brynmill solicitor is advising me that he is legally obliged toconduct Brynmill conveyancing searches stemming from the fact thatthe firm are on the Lloydsconveyancing panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Brynmill conveyancing searches.
is it true that all Brynmill solicitors on the Coventry BS conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do allow licenced conveyancers on their panel in which case such firms would be governed by the CLC.
It is unclear whether my bank requires a lease extension. I have called into my local Brynmill building society branch on various occasions and was told it wasn't an issue and they would lend. My Brynmill conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend based on their specific requirements. Who do I believe?
The conveyancing practitioner has to follow the CML Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my house. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Aldermore are being a right pain. The Brynmill solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
My wife and I own a renovated Georgian property in Brynmill. Conveyancing solicitor acted for me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the exact same address. Is it worth asking National Westminster Bank to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be 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 Brynmill and other areas of 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 enquire as to the situation with the conveyancing lawyer who carried out the work.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a simple, chain free conveyancing. Brynmill is where the house is located. Can you offer any guidance?
Flying freeholds in Brynmill are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brynmill you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brynmill 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 residence.
Developers have put forward a conveyancer and I've sought an estimate from them. It's nearly £300 less expensive than my preferred Brynmill conveyancer. What's the catch?
Housebuilders normally have lists of conveyancing practitioners who expedite matters and who know the developer’s paperwork and lawyer. As many developers offer an inducement to select a preferred property lawyer for this reason, any increased fees can be avoided and a builder will not suggest a conveyancing factory and run the risk of having the transaction stall when they want exchange inside a month. A counter-argument for not agreeing to use the recommended conveyancer is that they may prove reluctant to 'push' your interests for fear of alienating the sellers. If you worry that this may be the situation you should stick with your local Brynmill property lawyer.