When it comes to mortgage companies such as Coventry BS, do Horfield property lawyers face a fee to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
My wife and I are spending time viewing houses in Horfield and I am now considering a potential offer. Should I already have a conveyancer in place at this point? I intend to finance via a home loan with Lloyds.
It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are obtaining a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
Nationwide have agreed my home loan in principle, my offer on a property in Horfield has been agreed to, what are the next steps?
The property agent will want to know who your solicitors are (make sure the conveyancing practitioners are on the lender’s approved list). Telephone Nationwide or the financial adviser and complete any appropriate paperwork. Nationwide will sellect a valuer who will get in contact with the selling agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes approximately ten days to receive the mortgage offer. Nationwide will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Horfield.
Various internet forums that I have frequented warn that are the number one cause of obstruction in Horfield conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays during the legal transfer of property. Searches are unlikely to feature in any slowing down conveyancing in Horfield.
It has been 3 months following my purchase conveyancing in Horfield concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build flat in Horfield. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Horfield
The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan.
Due to the advice of my in-laws I had a survey completed on a property in Horfield before retaining solicitors. I have been informed that there is a flying freehold element to the property. My surveyor has said that some banks may refuse to grant a loan on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Horfield. Conveyancing may be slightly more expensive based on your lender's requirements.
Taking into account that I am about to spend £400,000 on a house in Horfield I wish to have a conversation with the conveyancer concerning thetransaction in advance of appointing the firm. Is this something that you can arrange?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be conducting your conveyancing in Horfield.There is no ‘factory style conveyancing’ - every client is an important individual, not a file reference. The solicitors that we put you in touch with believe that the figure you are provided with for residential conveyancing in Horfield should be the figure that you are charged.