Would the conveyancing solicitors that you recommend carry out attended exchange conveyancing in Almondsbury?
There are a few conveyancing experts carrying out 24hr exchanges. Do e-mail us to get a costs illustration and details as to dates.
My husband and I decided to purchase a newbuild apartment in Almondsbury with a residential mortgage from Halifax.We have a Almondsbury conveyancing lawyer but Halifax informed us her practice is not listed on their "panel". It seems we are left with little choice but to instruct a Halifax panel solicitor or keep our local solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The home loan offered to you is subject to its various provisions, a common one being that conveyancers will be on the Halifax approved list. Until recently, most banks had large numbers of solicitors on their panels: a borrower could find 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Halifax
We are getting the release of further monies on our home loan from Bank of Ireland as we intend to carry out renovations to our home in Almondsbury. Are we obliged to choose a bricks and mortar Almondsbury solicitor on the Bank of Ireland conveyancing panel to deal with the legals?
Bank of Ireland would not normally require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.
We have a mortgage agreed in principle with Clydesdale. Almondsbury conveyancing lawyers are selected. How long does it take for Clydesdale to issue the offer to the conveyancing practitioner?
There is no definitive answer here. Have Clydesdale conducted the survey? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The mortgage over my property is with Kent Reliance for my property in Almondsbury. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
Your original mortgage agreement with Kent Reliance will provide that you need their approval before letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel firm.
It has been four months following my purchase conveyancing in Almondsbury took place. I have checked the Land Registry site which shows that I paid £150,000 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 premises 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.
I am purchasing my first flat in Almondsbury with a loan from The Mortgage Works. The builders refused to reduce the price so I negotiated £7000 of additionals instead. The property agent advised me not disclose to my conveyancer about this side-deal as it will impact my mortgage with The Mortgage Works. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My father has recommend that I use his lawyers for conveyancing in Almondsbury. Do I follow his advice?
There are no two ways about it the ideal way to choose a conveyancing practitioner is to get referrals from friends or family who have actually used the firm you're considering.