My husband and I are purchasing a 1 bedroom flat in Bedminster with a mortgage. We like our Bedminster solicitor, however the lender says she’s not on their "panel". It seems we have little option but to appoint one of the mortgage company panel solicitors or continue with our Bedminster property lawyer as well as pay for one of their panel ones to act for them. This feels very unfair; 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. Another option that might be available is for your Bedminster conveyancing lawyer to apply to be on the conveyancing panel.
Can you point me to a directory of Principality panel conveyancers in Bedminster on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of lenders make their panel listings visible online. Where you are seeking to appoint a Bedminster conveyancer on the Principality please use our facility.
After much negotiation I have agreed a price on a house in Bedminster. My mortgage broker pressured me to appoint their conveyancer. I paid an advanced payment of £150. Shortly after, the property lawyer contacted me to say that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my flat. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being pedantic. The Bedminster solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
I bought my house on 13 February and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in Bedminster said it should be concluded in less than a month. Are titles in Bedminster particularly slow to register?
As far as conveyancing in Bedminster registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can adjust depending on who lodges the application, whether it is in order and whether the Land registry must send notices to any other parties. At present roughly 80% of such applications are completed within 12 days but occasionally there can be extensive hold-ups. Historically registration takes place once the new owner has moved in to the property therefore 'speed' is not usually top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor can speak with the land registry and explain the circumstances.
I am looking for a ground for flat up to £235,500 and found one near me in Bedminster I like with amenity areas and railway links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Bedminster suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage the remaining unexpired lease term will be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
I am looking into buying my first house which is in Bedminster and I am already nervous. I couldn't find anything specific about Bedminster. Conveyancing will be needed in due course but do you know about the Bedminster area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Bedminster. In the meantime here are some basic statistics that we found
Is it the case that all Bedminster law firms on every bank conveyancing panel?
You can use our search tool or you can go into your local lender branch in Bedminster. Chances are that they will know some good conveyancing solicitors in Bedminster