I was told yesterday by my lender that my Downend property lawyer is not on the lender Conveyancing panel. What can I do to be certain that this is indeed the case?
The first thing you need to do is to contact your Downend conveyancer. You lawyer should notify you of the situation. Where they are not on the panel they may recommend you to a Downend conveyancing practice that is on the conveyancing panel for your mortgage company.
How up to date is your database of Downend solicitors on the Coventry BS conveyancing panel? Do Coventry BS send you an updated list?
Downend conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
The Downend conveyancing firm that I recently instructed on my house acquisition in Downend have without warning closed. I only went with them because I had to have a firm on the Santander conveyancing panel and my family Downend lawyer was not. I paid them money in advance. What do I do now?
If you have an estate agent involved then let them know 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 will need to appoint new lawyers that are on the Santander 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 may be able to help.
How does conveyancing in Downend differ for new build properties?
Most buyers of new build premises in Downend come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is constructed. This is because builders in Downend usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Downend or who has acted in the same development.
I need to retain a conveyancing solicitor for some conveyancing in Downend. I happened to stumble upon a site which seems to have the ideal solution If it is possible to get all this stuff completed via email that would be ideal. Should I be wary? What are the potential pitfalls?
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?
I've found a house that seems to tick a lot of boxes, at a great price which is making it all the more appealing. I have since been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Downend. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Downend ?
Most houses in Downend are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Downend so you should seriously consider looking for a Downend conveyancing solicitor and check that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’spermission to conduct changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the property is located on an estate. Your lawyer should report to you on the legal implications.
Leasehold Conveyancing in Downend - Examples of Queries Prior to buying
Generally speaking the outlay for major works tend not to be incorporated into the maintenance charges, although there some managing agents in Downend ask leasehold owners to pay into a reserve fund and this is used to offset against larger works. The answer will be helpful as a) areas could cause problems for the building as the common areas may begin to deteriorate where services remain unpaid b) if the tenants have an issue with the managing agents you will want to have complete disclosure