We see that you have a search directory listing law firms on the Bank of Ireland conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Bridlington?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bridlington.
We decided to purchase a purpose built flat in Bridlington with a mortgage from Skipton Building Society.We use our Bridlington conveyancing practitioner but Skipton Building Society informed us his firm is not listed on their approved list of firms. we are left little option but to use a Skipton Building Society panel lawyer or retain our high street solicitor and fork out for a Skipton Building Society panel lawyer to act for them. This seems very unfair; is there anything we can do?
No, not really. The loan offered to you contains terms and conditions, a common one being that solicitors must be on the Skipton Building Society approved list. in the past, most mortgage companies 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 lawyer to apply to be on the conveyancing panel for Skipton Building Society
The estate agent has sent us the confirmation of our purchase of a new build flat in Bridlington. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Bridlington
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Taking into account that I will soon part with over three hundred thousand on a house in Bridlington I wish to have a conversation with the conveyancer regarding thehome move before appointing the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be doing your property ownership legalities in Bridlington.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Bridlington should be the figure that you end up paying.
Can you provide any advice for leasehold conveyancing in Bridlington from the perspective of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Bridlington can be bypassed where you instruct lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold information which will be required by the purchasers’ representatives. You believe that you know the number of years left on your lease but it would be wise to double-check via your conveyancers. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is below 75 years. It is therefore essential at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you have carried out any alterations to the premises would they have required Landlord’s consent? Have you, for example installed wooden flooring? Bridlington leases often stipulate that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord approving such works. If you fail to have the paperwork to hand do not communicate with the landlord without checking with your conveyancer before hand. If you are supposed to have a share in the Management Company, you should ensure that you hold the original share certificate. Obtaining a duplicate share certificate is often a time consuming formality and frustrates many a Bridlington home move. Where a duplicate share certificate is necessary, you should approach the company director and secretary or managing agents (if relevant) for this as soon as possible.
Bridlington Leasehold Conveyancing - Examples of Questions you should consider Prior to Purchasing
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The majority of Bridlington leasehold properties will be liable to pay a service bill for the upkeep of the building levied on behalf of the freeholder. Should you purchase the property you will have to meet this charge, usually in instalments accross the year. This may vary from a few hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a rentcharge for you to pay annual, this is usually not a large amount, say around £25-£75 but you need to check as sometimes it could be prohibitively expensive. Is anyone aware of any major works anticipated that will likely increase the maintenance charges? How many of the leaseholders are in arrears for their maintenance charge payments?
My partner and I have just had an offer agreed on a property and had meeting on Tuesday with HSBC for the mortgage. They warned me that when it comes to choosing a property lawyer that if they are not on their approved panel of property lawyers then we will be subject to an an extra fee of £200. This is because they would then have to appoint a solicitor to act for them as well as the one we choose to act for ourselves and we will be on the hook for their invoice. I have asked HSBC to send me with a list so I can request estimates only from their approved conveyancers but was told they dont have such a list to hand over. Is there a list online?
Ask HSBC what their panel criteria is for a solicitor.Then ask the solicitor of your choice whether they meet the criteria and have they acted on mortgages for HSBC in the past. Where the answer to those is yes, then just double check with HSBC. Another option is to make use of our search tool and we should be able to find you a property lawyer in Bridlington on the panel for HSBC.