My wife and I are buying a 1 bedroom flat in Avonmouth with a mortgage. We have a Avonmouth solicitor, but the lender advise she’s not on their "panel". We have to appoint one of the lender panel firms or retain our Avonmouth conveyancer and pay for one of their panel ones to act for them. We regard this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Avonmouth conveyancing solicitor to apply to be on the conveyancing panel.
Can your site be used to find a Conveyancing solicitor in Avonmouth even where I’m not buying or selling a house, for example where I wish to buy a shop in Avonmouth with a loan from Nottingham Building Society?
Our search tool is mainly used to select residential conveyancing solicitors in Avonmouth but we have set out towards the end of this page a few Avonmouth commercial conveyancing firms. You should make contact with the company directly to check if they are also authorised to represent Nottingham Building Society
My fiancee and I are in the process of looking at apartments in Avonmouth and I am about to put in an offer. Is it sensible to have a solicitor on ‘stand by’? I will be getting a mortgage with Principality.
It would be prudent to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are obtaining a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with Barclays. I assume I don't need a Avonmouth solicitor on the Barclays panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Avonmouth. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I need some expedited conveyancing in Avonmouth as I am faced with a deadline to sign on the dotted line inside 4 weeks. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a mortgage free buyer you are at liberty not to do searches although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in Avonmouth the following are examples of what can show up and therefore affect the marketability of the property: Enforcement Notices, Overdue Charges, Overdue Grants, Road Schemes,...
I am buying a new build house in Avonmouth with the aid of help to buy. The sellers would not reduce the amount so I negotiated 6k of additionals instead. The sale representative told me not inform my lawyer about this side-deal as it will adversely affect my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I need to instruct a conveyancing solicitor for freehold conveyancing in Avonmouth. I happened to chance upon a site which appears to be the perfect solution If there is a chance to get all this stuff done via web that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?