My fiance and I are acquiring an apartment in Bitterne. My lawyer has never been on on the bank conveyancing panel. Is it possible for me to use my Bitterne conveyancing solicitor even though they are not on the lender panel of approved conveyancing solicitors?
You have numerous alternatives open to you here
- Proceed with your chosen Bitterne solicitor but your bank will undoubtedly instruct a solicitor on their approved panel. This will result in additional charges and probable interruption.
- Get a new lawyer to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
- Convince your solicitor to attempt to join the bank panel
My Solicitor in Bitterne is not on the Aldermore Solicitor Panel. Is it possible for me to retain my prefered solicitor notwithstanding that they are excluded from the Aldermore approved list?
Your options are as follows:
- Complete the purchase with your preferred Bitterne solicitors but Aldermore will need to instruct a conveyancer on their panel. This will result in additional total conveyancing fees as well as cause delays.
- Choose an alternative practitioner to to deal with the purchase, not forgetting to check they are Aldermore approved.
- Try to convince your Aldermore solicitor to seek to join the Aldermore panel
What is your number one tip for choosing a conveyancing solicitor in Bitterne
It would be unwise to be tempted by the lowest Bitterne conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Is it correct that all Bitterne CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved solicitors?
Some major banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
Two weeks ago we had a mortgage agreed in principle with RBS. Bitterne conveyancing lawyers have been chosen. What is the average time that one could expect to receive a mortgage offer from RBS?
Some lenders take longer than others. Have RBS done the valuation? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am purchasing my first flat in Bitterne with a mortgage from Skipton Building Society. The sellers refused to move on the price so I negotiated £7000 of extras instead. The house builders rep told me not inform my lawyer about the extras as it could affect my loan with Skipton Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I am a sole trader planning to take an assignment of a lease of a shop on a shopping parade. Can you recommend solicitors offering no-sale-no fees for non-domestic conveyancing in Bitterne for below 2k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Bitterne, including the disposal and purchase of businesses as well as simply property. If you are looking to buy or sell a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right firm. As for the costs this will depend on the structure and terms of the proposed transaction. Please provide us with your details or phone so as to enable us to supply you with comprehensive commercial conveyancing quote.
Jane (my partner) and I may need to let out our Bitterne 1st floor flat for a while due to a career opportunity. We instructed a Bitterne conveyancing firm in 2003 but they have since shut and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?
Your lease governs relations between the landlord and you the flat owner; in particular, it will say if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Bitterne do not prevent an absolute prevention of subletting – such a clause would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.
Leasehold Conveyancing in Bitterne - Sample of Questions you should ask Prior to Purchasing
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On the whole the outlay for major works are not wrapped into the maintenance charges, although some managing agents in Bitterne obliged leaseholders to contribute towards a sinking fund created for the specific purpose of establishing a fund for larger repairs or maintenance. Who takes charge for maintaining and repairing the building? What prohibitions exist in the Bitterne Lease?