My wife and I are buying a 3 bedroom flat in Redland with a mortgage. We wish to retain our Redland lawyer, however the bank advise she’s not on their "panel". It seems we have no choice but to appoint one of the lender panel conveyancing practices or keep our Redland conveyancing practitioner and pay for one of their panel firms to represent them. We consider that this is unjust; is there anything we can do?
No, not really. 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. A further alternative is for your Redland conveyancing solicitor to apply to be on the conveyancing panel.
My Redland lawyer has discovered an inconsistency between the information in the home valuation report and what is in the legal papers for the property. My solicitor informs me that he is obliged to check that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s approach appropriate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Are the BSA planning on creating a searchable register to list firms on the Norwich and Peterborough Building Society conveyancing panel for example in Redland?
We have not been informed any plans on the part of the BSA to develop such a search facility.
What is the difference between a licensed conveyancer and conveyancing solicitor in Redland
There are many recorded licenced Conveyancers in Redland and Solicitor practices in Redland who provide Conveyancing services It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. The two can conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We are purchasing a 4 bedroom semi-detached house in Redland. We would like to carry out a loft conversion at the house.Will legal investigations on the property involve enquiries to determine if these works are allowed?
Your conveyancer should review the registered title as conveyancing in Redland will sometimes reveal restrictions in the title deeds which prohibit certain alterations or need the consent of a 3rd party. Many works require local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
I have instructed a Redland conveyancer having made sure that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry 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. You may wish to consider appointing your own Redland surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have a renovated Edwardian property in Redland. Conveyancing lawyer acted for me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the matching property. Is it worth asking Accord Mortgages Ltd to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Redland and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing solicitor who conducted the conveyancing.
What does commercial conveyancing in Redland cover?
Non domestic conveyancing in Redland incorporates a broad range of guidance, given by regulated solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.