I am considering refinancing my home in Bath, does my lawyer have to be on the Barclays Solicitor panel?
In theory, you could use a solicitor that is not on the Barclays conveyancing panel, but Barclays would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
How can we tell if a Bath conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Bath seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer handling your transaction.
I am purchasing a property in Bath. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
As your lender is Coventry BS your lawyer must follow the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to Coventry BS where a lease fails to meet these requirements. The conditions relate to the installation of panels on properties nationwide and is not limited to Bath.
I currently have a mortgage with TSB for my property in Bath. Conveyancing was finalised a year ago. If I am intending 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 TSB?
You must advise TSB in advance of renting your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 TSB directly. You need not do this via a TSB conveyancing panel solicitor.
It has been 4 months since my purchase conveyancing in Bath completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. 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.
I am looking for a ground for flat up to £235,500 and identified one round the corner in Bath I like with amenity areas and railway links in the vicinity, however it only has 49 years on the lease. There is not much else in Bath suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you require a home loan that many years will be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
I need to find a conveyancing solicitor for sale conveyancing in Bath. I have chance upon a site which looks to be the ideal offering If there is a chance to get all the legals done via web that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
We are looking to purchase a repossessed property in Bath and the mortgagee in possession demand completion within 28 days. Can a lawyer complete in this timeframe? Would it be better to instruct a high street Bath firm or an online organisation that advertises to complete quickly?
Attend your Bath shopping parade. Go in to 3 firms and ask to talk to a conveyancing solicitor for a quote. Set out your requirements and get a commitment on time frames. Appoint the one that comes across as most efficient. Be sure to use a conveyancer on the list of property lawyers who can act for your mortgage company.