My partner and I are looking to buy a home in Bradford On Avon and have instructed a Bradford On Avon conveyancing practice. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Virgin Money have this afternoon contacted us to inform me that there is now an issue as our Bradford On Avon solicitor is not on their approved list of lawyers. What do we do from here?
When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Bradford On Avon solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Would the conveyancing solicitors listed on your site execute attended exchange conveyancing in Bradford On Avon?
We do have a number of conveyancing experts carrying out 24hr exchanges. You should contact us to receive a costs illustration and details as to availability.
My wife and I are buying a house in Bradford On Avon. It might be a silly question but how we can trust a solicitor? On the day of competition we will need to deposit funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am purchasing a detached bungalow in Bradford On Avon. Our aim is to carry out a loft conversion at the house.Will legal investigations on the property include investigations to see if these alterations are prohibited?
Your solicitor should review the deeds as conveyancing in Bradford On Avon will sometimes identify restrictions in the title documents which prevent categories of alterations or need the permission of another owner. Certain works need local authority planning permissions and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.
I had a mortgage agreed in principle with HSBC. Bradford On Avon conveyancing solicitors were selected. How long does it take for HSBC to send the offer to the property lawyer?
There is no definitive answer here. Have HSBC done the valuation? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am intent on selling our home in Bradford On Avon and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Bradford On Avon conveyancer would know this is not the case. It does beg the question why the buyers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Bradford On Avon. We have lived in Bradford On Avon for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. What do they say? You should 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 purchasing a new build house in Bradford On Avon benefiting from help to buy. The developers would not move on the amount so I negotiated 6k of extras instead. The house builders rep advised me not inform my solicitor about this extras as it will put at risk my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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 decided to have a survey carried out on a house in Bradford On Avon prior to retaining conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some lenders may not grant a loan on a flying freehold premises.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bradford On Avon. Conveyancing will be smoother if you use a solicitor in Bradford On Avon especially if they are acquainted with such properties in Bradford On Avon.