My IFA has requested my Thornbury lawyer’ panel member for the Nat West conveyancing panel. What is the best way to obtain this. I have tried my local Thornbury branch but they don't know it.
The sensible thing to do is ask for this information from your Thornbury conveyancer . Most Thornbury conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
We note that you have a search directory listing law firms on the TSB conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Thornbury?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Thornbury.
What is your number one tip for finding a conveyancing solicitor in Thornbury
It would be unwise to be seduced by the cheapest Thornbury conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
We have agreed to purchase a house in Thornbury. A rare aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Santander your lawyer must comply with the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Santander where a lease fails to comply with these specifications. The provisions relate to the installation of panels on properties nationwide and is not isolated to Thornbury.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being difficult. The Thornbury solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Thornbury is the location of the property. What do you suggest?
Flying freeholds in Thornbury are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Thornbury you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thornbury may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Back In 2002, I bought a leasehold flat in Thornbury. Conveyancing and Nationwide Building Society mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Thornbury who previously acted has long since retired. Do I pay?
First make enquiries of the Land Registry to be sure that this person is indeed the new freeholder. You do not need to instruct a Thornbury conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a 2 bed flat in Thornbury, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Thornbury with a long lease are worth £197,000. The ground rent is £55 yearly. The lease ends on 21st October 2077
With only 55 years left to run we estimate the price of your lease extension to be between £31,400 and £36,200 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
Why do I have to send my conveyancer with numerous items of identification before they can proceed with selling or purchasing a property in Thornbury?
Thornbury conveyancing practitioners are required by the Law Society, SRA, HM Land Registry and current Money Laundering Regulations to record that the have checked the identity of their clients. It will also be a condition of your mortgage offer. In addition they have to complete various forms, particularly those relating to stamp duty land tax and need to have details such as your full names, NI number and DOB.