Should conveyancers request money up-front for my conveyancing in Bottesford?
Where you are retaining lawyers for conveyancing in Bottesford your solicitor will ask you place them with funds to cover the search fees. Ordinarily this is asked for to cover the fees of the Local Authority Search. If any down payment is payable against the purchase price then this will be needed shortly ahead of contracts are exchanged. Any further balance that is needed will be payable a few days ahead of the completion date.
I am mortgaging my home in Bottesford, does my lawyer have to be on the Lloyds Conveyancing panel?
There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
We were going to get a AIP from RBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Bottesford solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Bottesford solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Bottesford bank branch on numerous occasions and was informed it wasn't an issue and they would lend. My Bottesford conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. I simply don't know who is right.
Provided that the property lawyer is on the lender approved list, she or he must follow the CML Handbook provisions 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Nationwide have agreed my home loan in principle, my offer on a property in Bottesford has been agreed to, what are the next steps?
The property agent will wish to know who your solicitors are (ensure that the solicitors are on the bank’s approved list). Contact Nationwide or the broker and finalise any appropriate forms. Nationwide will instruct a valuer who will get in contact with the estate agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Nationwide will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bottesford.
We are selling our property in Bottesford and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any high street Bottesford conveyancer would know this is not the case. It does beg the question why the buyers are using a nationwide conveyancing outfit rather than a conveyancing solicitor in Bottesford. We have lived in Bottesford for six years we know that this is a non issue. Do we contact our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am 14 days into a leasehold purchase having been referred to solicitors by the high street agent to do our conveyancing in Bottesford. I am not happy. Could you you assist me in finding new conveyancers?
A solicitor would have to be very bad in order to consider changing them. Has the loan offer been sent? If so you must advise them of the replacement solicitor and ensure the loan are re-issued. Your new solicitor ideally needs to be on the lenders approved list to avoid escalating fees and frustration. So that should be your first question of the new solicitors. The find a solicitor tool can assist you in finding a lender approved lawyer for your conveyancing in Bottesford
Is planning permission necessary to split a single dwelling into multiple appartments in Bottesford? This has occurred to a property opposite to my house in Bottesford and was ignorant of it happening until it was done.
Planning Permission yes. Building Reg Approval yes.