we are a couple who wish to acquire a purpose built apartment in Downend with a mortgage from Skipton Building Society.We would like to retain our Downend conveyancing solicitor but Skipton Building Society says he's not listed on their approved list of firms. we are left little option but to use a Skipton Building Society panel solicitor or keep our preferred solicitor and fork out for a Skipton Building Society panel lawyer to represent 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 needs to be on the Skipton Building Society solicitor panel. Until recently, most banks had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Skipton Building Society
I am buying a terrace house in Downend. Our aim is to carry out an extension to the side at the house.Will legal due diligence on the property include checks to see if these works were previously refused?
Your property lawyer will check the registered title as conveyancing in Downend can sometimes identify restrictions in the title documents which prevent certain works or need the permission of another owner. Many extensions require local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
When it comes to mortgage companies such as Aldermore, do Downend lawyers face a yearly amount to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I have instructed a Downend conveyancing practitioner having made sure that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Downend postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Downend.
I am purchasing a property and the lawyer has referenced Chancel Repair for which the property could be liable because it falls into the area of such a church. He has mentioned insurance. Is this really warranted for conveyancing in Downend
Unless a previous acquisition of the premises took place post 12 October 2013 you could expect lawyers handling conveyancing in Downend to remain recommending a chancel search and or chancel repair liability insurance.
I need to find a conveyancing solicitor for some conveyancing in Downend. I happened to discover a web site which seems to have the perfect offering If it is possible to get all formalities completed via phone that would be ideal. Should I be concerned? 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?
Estate agents have just been given the go-ahead to market my garden apartment in Downend. Conveyancing is yet to be initiated, however I have just had a yearly maintenance charge invoice – what should I do?
It best that you clear the maintenance contribution as usual given that all ground rent and maintenance payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents 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.
Downend Conveyancing for Leasehold Flats - Examples of Questions you should consider before Purchasing
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Best to be warned whether window replacement or some other major work is anticipated that will be shared by the tenants and could well dramatically increase the the service costs or result in a specific payment. What is the the remaining lease term? The majority of Downend leasehold properties will have a service charge for maintenance of the building invoiced by the management company. Should you buy the property you will have to meet this contribution, normally periodically accross the year. This may vary from several hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a ground rent for you to pay annual, ordinarily this is not a exorbitant sum, say about £50-£100 but you need to enquire it because occasionally it could be many hundreds of pounds.
Are there any apps to help find a Downend conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 25kilometers to meet the solicitor.
You can use the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Downend and you will see a number of lawyer located nearest Downend. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.