Me and my partner are planning to acquire a 2 bedroom apartment in Filton with a mortgage. We would like to retain our Filton conveyancer, but the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel firms or continue with our Filton property lawyer and pay for one of their panel firms to act for them. This feels very unfair; can we not insist that the lender use our Filton property lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders 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. Another option that might be available is for your Filton conveyancing lawyer to apply to be on the conveyancing panel.
What does a local search reveal concerning the house I am purchasing in Filton?
Filton conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance Searchflow The local search plays an important role in many a Filton conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
The estate agent has sent us the confirmation of our purchase of a new build flat in Filton. 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 legal work.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Filton
Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Filton and how can you help?
The 1954 Act gives a safeguard to commercial leaseholders, giving them the legal entitlement to apply to court for a renewal tenancy and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Filton
Is it best to go with a Filton conveyancing lawyer who is local to the property I am buying? We have a good friend who can deal with the legal formalities but her office is 200miles away.
The primary upside of using a high street Filton conveyancing firm is that you can drop in to execute documents, present your identification documents and apply pressure on them where appropriate. They will also have local insight which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and they were content that must surpass using an unknown Filton conveyancing lawyer solely due to them being local.
Your search tool is useful but there are many lawyers listed near Filton being on the bank conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our bank?
We are not in the business of recommending one firm above another as the right Filton conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Filton knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..