My mortgage broker has requested my Blythe Bridge lawyer’ panel member for the Nat West conveyancing panel. Can you suggest how I obtain this. I have e-mailed my local Blythe Bridge branch but they have not got back to me yet.
The sensible thing to do is ask for this information from your Blythe Bridge solicitor . They keep a central record lender panel numbers.
I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being problematic. The Blythe Bridge solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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 was told four weeks ago that my mortgage has been agreed to by Barclays. Is it usual for Barclays to only issue the offer once my solicitor in Blythe Bridge is approved on their conveyancing panel? Barclays have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Blythe Bridge solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Blythe Bridge postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Blythe Bridge.
Should my lawyer be making enquiries about flooding as part of the conveyancing in Blythe Bridge.
The risk of flooding is if increasing concern for lawyers dealing with homes in Blythe Bridge. There are those who acquire a property in Blythe Bridge, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, however there are a number of searches that may be carried out by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Blythe Bridge. The standard information supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to determine if the premises has suffered from flooding. If the property has been flooded in past which is not disclosed by the seller, then a purchaser may issue a claim for damages as a result of such an incorrect reply. The purchaser’s solicitors will also order an environmental search. This should disclose whether there is any known flood risk. If so, additional inquiries will need to be made.
Am I right to be concerned that brokers that I am dealing with are encouraging me to use an internet conveyancing firm as opposed to a High Street Blythe Bridge conveyancing firm?
As is the case with lots of professional services, often referrals from relatives can be extremely useful or valuable. Nevertheless there are numerous people with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and banks may put forward solicitors to choose. Sometimes these lawyers might be known to one of the organisations as experts in their field, but sometimes there might be a commercial relationship behind the recommendation. You are free to select your own conveyancer. You need to be aware that some mortgage providers specify a panel list of law firms you must use for the mortgage related work in your home move.
I am hoping to put an offer on a small detached house that appears to be perfect, at a great price which is making it all the more appealing. I have since discovered that it's a leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Blythe Bridge. Conveyancing advisers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Blythe Bridge ?
The majority of houses in Blythe Bridge are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Blythe Bridge so you should seriously consider looking for a Blythe Bridge conveyancing practitioner and check that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’sconsent to conduct alterations. You may also be required to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your lawyer will appraise you on the various issues.
Blythe Bridge Conveyancing for Leasehold Flats - Sample of Queries before buying
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The prefered form of lease arrangement is a share of the freehold. In this situation the tenants enjoy being in charge if their destiny and even though a managing agent is often retained where the building is bigger than a house conversion, the managing agent retained by the leaseholders. Plenty Blythe Bridge leasehold apartments will have a service bill for maintenance of the block invoiced on behalf of the freeholder. If you acquire the property you will have to meet this liability, usually in instalments accross the year. This could differ from a couple of hundred pounds to thousands of pounds for buildings with lifts and large common areas. There will also be a ground rent to be met yearly, normally this is not a significant amount, say around £50-£100 but you should to check it because sometimes it could be prohibitively expensive. Is the freehold owned collectively by the leaseholders?
My husband and I have had DIP from Halifax who have advised that they will loan up to £400k. When do we need to appoint a practitioner for conveyancing? Blythe Bridge is where we plan to move to.
You can instruct a conveyancer now so that the conveyancer can open the file so they can commence their AML checks etc. As and when you wish them to commence work you will be asked for a deposit normally about £175. That should generally be after you have the mortgage offer and valuation back, however should you wish to speed matters you can get going quicker even though you may be risking some money.