My husband and I are planning to purchase a house in Keynsham and have appointed a Keynsham conveyancing practice. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. The Royal Bank of Scotland have this evening contacted us to inform me that there is now an issue as our Keynsham conveyancer is not on their conveyancing panel. What do we do from here?
If you are buying a property needing a mortgage it is conventional for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Keynsham lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I am nearing an exchange on a property in Keynsham and my mum and dad have transferred the exchange deposit to my property lawyer. I am now advised that as the deposit has not arrived from me my solicitor needs to disclose this to my bank. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I advised the bank concerning my parents' contribution when I applied for the mortgage, so is it really necessary for this now to be an issue?
The lawyer is duty bound to check with the bank to ensure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
About to purchase a new build apartment in Keynsham. Conveyancing is daunting 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 conveyancing.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Keynsham
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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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I opted to have a survey done on a house in Keynsham before appointing solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies tend not give a mortgage on this type of property.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Keynsham. Conveyancing may be slightly more expensive based on your lender's requirements.
As co-executor for the will of my uncle I am selling a house in Newport but reside in Keynsham. My solicitor (based 260 kilometers from mehas requested that I execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing solicitor in Keynsham who can witness this legal document for me?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are based in Keynsham
What type of property do your Keynsham conveyancing estimates apply to?
Our conveyancing quotes are only appropriate to standard residential property in England & Wales. Where you have any different needs such as industrial or agricultural land or commercial conveyancing in Keynsham do contact us to consider your requirements .