The Bradley Stoke conveyancing solicitors that I appointed last week on my purchase in Bradley Stoke have suddenly shut down. They were on acting for me because I had to have a firm on the HSBC conveyancing panel and my family Bradley Stoke lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the HSBC conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
We were going to get a OIP from UBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Bradley Stoke solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Bradley Stoke solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I have decided to exercise my right to buy my property in Bradley Stoke off the council. I have a mortgage agreed with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
After much negotiation I have agreed a price on an apartment in Bradley Stoke. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £200. Soon after, the conveyancing practitioner called me to say that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We are planning on selling our house in Bradley Stoke and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers instructed a national conveyancing outfit rather than a conveyancing solicitor in Bradley Stoke. Having lived in Bradley Stoke for 4 years we know of no issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? 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 life insurance to cover that same sickness)
I'm buying a new build house in Bradley Stoke with a loan from National Westminster Bank. The sellers would not reduce the price so I negotiated £7000 of extras instead. The house builders rep told me not reveal to my lawyer about the side-deal as it could affect my mortgage with National Westminster Bank. Do I keep my lawyer in the dark?.
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.
Is it simple use the search app to locate a conveyancing lawyer in Bradley Stoke on the approved list for my lender?
First choose a lender such as Barclays , The Mortgage Works or Platform Home Loans Ltd then type in your location such as Bradley Stoke. Conveyancing organisations in Bradley Stoke and across England and Wales should be shown.
I have just appointed agents to market my garden apartment in Bradley Stoke. Conveyancing is yet to be initiated, but I have just had a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is clear the maintenance contribution as usual because all rents and maintenance invoices will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I own a basement flat in Bradley Stoke, conveyancing having been completed 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Bradley Stoke with a long lease are worth £176,000. The ground rent is £50 charged once a year. The lease terminates on 21st October 2101
With only 80 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.