My fiance and I are planning to buy a house in Brackla and have appointed a Brackla conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Bank of Scotland have this morning contacted us to inform me that there is now an issue as our Brackla lawyer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Brackla solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Have just purchased a probate house at auction in Brackla. Conveyancing is required. What is next?
Given that you have now legally bound yourself to purchase you should choose a conveyancing solicitor as a matter of priority as you are faced with a fast approaching a fixed date to complete the deal. Every auction property will have a corresponding auction pack. This will include evidence of title and search results. In the case of leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding in order to complete on the date specified in the contract.
We had selected conveyancing lawyers based in Brackla on the Co-operative solicitor approved list. They have just billed me an additional charge for handling the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner may charge a fee for this. This fee is not set by Co-operative but by your Brackla property lawyer. Some firms on the Co-operative panel will quote ’dealing with mortgage’ fee and others do not.
Intending to buy a house in Brackla. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Brackla solicitor is on the Bank of Ireland conveyancing panel.
I am downsizing from our property in Brackla and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Brackla lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a national conveyancing outfit as opposed to a conveyancing solicitor in Brackla. Having lived in Brackla for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Are there restrictive covenants that are commonly identified during conveyancing in Brackla?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Brackla. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
As co-executor for the estate of my uncle I am disposing of a house in Cardiff but reside in Brackla. My lawyer (who is 260 miles awayhas requested that I sign a statutory declaration before completion. Can you recommend a conveyancing solicitor in Brackla to witness and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Brackla based
As a tenant I am liable for a maintenance contribution for my property in Brackla. Due to redundancy and other issues I fell behind with remittance. The management company agreed a settlement plan but there is still two currently due.
I want to sell and I am worried this will hold me back if I have to pay off the amount due first. Do I have to settle before - is this viable?
Your lawyer should be in a position to negotiate with the management company, with a new to seeing if they would accept payment from sale proceeds. Here is an example of why it is advisable to instruct a property lawyer in Brackla as they may well have an established relationship with the parties.