Our conveyancer has uncovered a a legal deficiency with the lease for the property we are buying in Bedminster. The other side have suggested title insurance as a workaround. We are happy with insurance and will pay for it. Our property lawyer has advised that he must check that the bank is content with this solution. Are we the client or is the mortgage company ?
Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the bank are the client. The appropriate lender specifications have to be complied with.
This question may be naive but I am new to the home buying as FTB of a garden flat in Bedminster. Do I pick up the keys to the house on the completion date from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Bedminster?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you should be able to receive the keys from the selling Agents and move into your new home. Usually this happens early afternoon.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Bedminster conveyancing practitioner on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
My sealed bid on a property in Bedminster has been accepted, the sellers do nevertheless have an associated purchase. The vendors have put an offer on on an apartment, but it’s not yet tied up, and have viewings of other flats booked. I have instructed a nearby conveyancing solicitor in Bedminster. What do I do now? When should I get the mortgage application with Clydesdale started?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then valuation, Bedminster conveyancing search costs, etc). The first thing to do is ensure that your solicitor is on the Clydesdale conveyancing panel. As to the subsequent phase this very much depends on the circumstances of your case, attraction to the property and on the state of the market. In a hot market the majority of home buyers will apply for a home loan with Clydesdale and arrange for the valuation and only if it comes back ok would they request their solicitor to proceed with the conveyancing in Bedminster.
I bought my flat on 7 January and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Bedminster expressed confidence that it would be recorded inside ten days. Are properties in Bedminster uniquely lengthy to register?
There is nothing unique about conveyancing in Bedminster registration formalities. Rather than based on location, timescales can vary depending on the party submitting the application, whether there are errors and whether the Land registry have to notify any 3rd parties. As of today roughly 80% of submission are fully addressed within 12 days but occasionally there can be protracted delays. Historically registration occurs after the new owner has moved in to the premises thus an expedited registration is not typically top priority but where there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.
How does conveyancing in Bedminster differ for new build properties?
Most buyers of new build residence in Bedminster come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Bedminster tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bedminster or who has acted in the same development.
Taking into account that I will soon part with 450k on a garden flat in Bedminster I would like to have a conversation with the conveyancer about myconveyancing prior to giving the go ahead to the firm. Is this something that you can arrange?
This is something that we encourage - we would be delighted to talk to you we do not take any clients on without you first talking to the conveyancer due to be doing your conveyancing in Bedminster.There is no ‘factory style conveyancing’ - every client is an important individual, not a file reference. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in Bedminster should be the amount on the final invoice that you end up paying.
I need to instruct a conveyancing solicitor in Bedminster for my purchase. Can I check a firm’s complaints history with the profession’s regulator?
You may review published Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA could monitor telephone calls for training requirements.