I plan on buying residence in Bishops Cleeve. My lawyer is not listed on the mortgage company solicitor panel. Can I still retain my Bishops Cleeve conveyancing solicitor even though they are not on the mortgage company list of approved lawyers?
One will need to have a property lawyer to complete the formalities if you need a loan to buy your property. The solicitor will carry out all the relevant legal checks on the property, ensuring that you will be registered as proprietor and ensure that all the necessary mortgage documentation is dealt with. One can appoint a Bishops Cleeve solicitor of your choosing. Nevertheless, if the conveyancing practitioner selected is not a member of the lender conveyancing panel supplemental costs will arise as separate legal representation will be need by the bank. Bank panel applications can be submitted, so if your solicitor has not previously sought membership they can do so.
I am need of leasehold conveyancing for a flat in a relatively new development (6 years built) in Bishops Cleeve. Almost all the flats have already been sold. Do I need carry out the conveyancing searches as part of conveyancing in Bishops Cleeve?
A big part of the Bishops Cleeve conveyancing process is the conveyancing searches. There are hundreds companies conducting Bishops Cleeve conveyancing searches, as well straight from the local authority. These are usually referred to as personal search companies due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authoritative source.
We previously appointed conveyancing lawyers based in Bishops Cleeve on the Nationwide solicitor approved list. They are now charging me a further amount for the legal aspects of the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancing practitioner may charge a fee for this. This fee is not dictated by Nationwide but by your Bishops Cleeve property lawyer. Numerous firms on the Nationwide panel will charge an ‘acting for lender’ fee and others do not.
I'm spending time viewing flats in Bishops Cleeve and I am now considering a potential offer. Is it best to have my conveyancer on ‘stand by’? I intend to finance via a mortgage with Yorkshire BS.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are taking out a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being problematic. The Bishops Cleeve solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are requiring 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.
I have been told that property searches are the main cause of obstruction in Bishops Cleeve house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Local searches are unlikely to feature in any holding up conveyancing in Bishops Cleeve.
How does conveyancing in Bishops Cleeve differ for new build properties?
Most buyers of new build property in Bishops Cleeve approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is constructed. This is because developers in Bishops Cleeve usually buy the real estate, 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 Bishops Cleeve or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Bishops Cleeve is where the house is located. Can you shed any light on this issue?
Flying freeholds in Bishops Cleeve are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bishops Cleeve you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bishops Cleeve may determine 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 property.