I have just been advised by my IFA that my Bradford On Avon solicitor is not on the lender Solicitor panel. How can I be certain if this is indeed the case?
You need to contact your Bradford On Avon conveyancer. You lawyer should notify you of the situation. If they are not on the panel they may recommend you to a Bradford On Avon conveyancing practice that is on the conveyancing panel for your mortgage company.
Would the conveyancing lawyers that you recommend handle auction conveyancing in Bradford On Avon?
We know of a number of niche solicitors we can put you in touch with those specialising in auction conveyancing. Bradford On Avon is just one of hundreds of areas of in which our lawyers cover.
Is there a reason why leasehold purchase conveyancing in Bradford On Avon is more expensive?
In short, leasehold conveyancing in Bradford On Avon and Wiltshire usually involve additional due diligence compared to freehold transactions. This includes lease investigation, corresponding with the landlord about the service of applicable notices, obtaining up-to-date service charge and management information, securing the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first entered into.
My aunt pointed out to me me that in buying a property in Bradford On Avon there may be various restrictions prohibiting external changes to the property. Is this right?
We are aware of a number of properties in Bradford On Avon which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Bradford On Avon should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have paid off my mortgage with Virgin Money. I assume I don't need a Bradford On Avon conveyancing practitioner on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am selling my flat. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being problematic. The Bradford On Avon solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
Should I be suspicious about estate agents that I am dealing with are suggesting an online conveyancing firm rather than a High Street Bradford On Avon conveyancing company?
As is the case with lots of professional services, often recommendations from family and friends can be worth their weight in gold. Yet there are numerous players in a conveyancing matter; estate agents, mortgage brokers and banks may recommend lawyers to appoint. On occasion these conveyancers might be known to one of the organisations as being good in their field, but sometimes there may be a commercial relationship behind the endorsement. You have the discretion to choose your own lawyer. You need to be aware that most banks specify a panel list of lawyers you have to use for the mortgage related work in your home move.
I am using a search engine for the phrase conveyancing in Bradford On Avon it brings up many solicitorsin the vicinity. With so much choice what is the best way to find the suitable solicitor for purchase transaction?
The best method of choosing the right conveyancer is via personal referral, so seek the guidance of colleagues and relatives who have acquired a property in Bradford On Avon or the respected estate agent or mortgage broker. Fees for conveyancing in Bradford On Avon differ, so it's a good idea to secure at least three estimates from different solicitors. Make sure that you clarify that the fees are fixed.