I have just started taking steps with the aim of porting my current homeowner home loan to a BTL Chelsea Building Society mortgage. I have been informed by my broker that I must appoint a lawyer as part of the process. I got in contact with my former Frampton Cotterell conveyancing solicitor who acted on my behalf when I originally acquired the property. The fee calculation e-mailed to me of £550 is surprising as I am not require purchase conveyancing - it’s just a straightforward remortgage.
The charges are a bit high. If you shop around you might get the conveyancing a bit cheaper by perhaps a hundred pounds. On the other hand, if you were pleased with the service the firm gave you couldcome to regret choosing an an untested solicitor. Remember to check that the solicitor can represent Chelsea Building Society. Do employ our search tool to locate a Frampton Cotterell conveyancing firm on the Chelsea Building Society approved list of lawyers, which can often include conveyancing solicitors in Frampton Cotterell.
We are acquiring a newly built apartment in Frampton Cotterell and my solicitor is advising me that she is duty bound to the lender to reveal incentives from the builder. I am nearing the developer’s deadline to exchange and I have no desire to prolong deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Are the Frampton Cotterell conveyancing solicitors identified as being on the Principality conveyancing panel, together with their details provided by Principality?
Frampton Cotterell conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.
My lawyer in Frampton Cotterell is not listed on the Halifax Approved Panel. Is it possible for me to retain my prefered solicitor notwithstanding that they are excluded from the Halifax panel of approved conveyancing solicitors?
The limited options available to you here include:
- Carry on with your existing Frampton Cotterell lawyers but Halifax will need to retain a lawyer on their panel. This will inevitably rack up the total legal charges as well as cause frustration.
- Find an alternative lawyer to to deal with the conveyancing, obviously checking they are Halifax approved.
- Try to convince your Halifax based solicitor to try to join the Halifax panel
We are planning to move home in April. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you put forward a removal company in Frampton Cotterell. Conveyancing firm was chosen prior to coming across this page.
On the afternoon of completion you will need to pick up the house keys from the selling agent however this should only take place after the vendors solicitors inform the agent that they have the completion monies and the keys can be collected. You should advise the removal company that you are ready to move in. We are not in a position to suggest a specific removal company but can assist you in choosing a residential property solicitor in Frampton Cotterell or a legal practice with expertise in conveyancing in Frampton Cotterell.
About to purchase maisonette in Frampton Cotterell. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Frampton Cotterell solicitor is on the Skipton conveyancing panel.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Frampton Cotterell solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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 conveyancing practitioner 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 Frampton Cotterell postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Frampton Cotterell.
Should our lawyer be asking questions concerning flooding during the conveyancing in Frampton Cotterell.
Flooding is a growing risk for lawyers dealing with homes in Frampton Cotterell. There are those who buy a property in Frampton Cotterell, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, but there are a number of checks that can be carried out by the buyer or by their lawyers which will give them a better understanding of the risks in Frampton Cotterell. The conventional set of completed inquiry forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to determine whether the property has ever been flooded. If the residence has been flooded in past which is not revealed by the seller, then a purchaser could commence a claim for damages as a result of such an incorrect answer. A buyer’s conveyancers should also order an environmental report. This will indicate whether there is any known flood risk. If so, further inquiries will need to be made.