I can't travel far from Bradley Stoke. I would like to know the understand why all Bradley Stoke conveyancers are not on all bank panels?
Lenders point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. This resulted in mortgage companies culling a number of firms off their books of approved lawyers .
Completed the sale of my flat in Bradley Stoke last December but our buyer keeps whats apping me to moan that their conveyancer needs to hear from myconveyancer. What are the post completion sale legalities following completion?
Following your sale your solicitor is committed to send the transfer documentation and all of the paperwork to the buyer’s conveyancer. Where relevant, your solicitor should also evidence that the mortgage has been repaid to the buyers solicitors. There are no post completion formalities just for conveyancing in Bradley Stoke.
When it comes to lenders such as Lloyds, do Bradley Stoke solicitors face a yearly amount to be on the list of approved solicitors?
We are not aware of any lender fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I recently had an offer agreed on a house in Bradley Stoke. My financial adviser recommended their conveyancers. I paid an upfront payment of £175. Not long after, the solicitor called me embarrassingly acknowledging that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Aldermore are being a right pain. The Bradley Stoke solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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 commercial conveyancing searches disclose proposed roadworks that could affect a commercial land in Bradley Stoke?
Its becoming the norm that commercial conveyancing solicitors in Bradley Stoke will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Bradley Stoke. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bradley Stoke.
For every commercial conveyancing transaction in Bradley Stoke it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Bradley Stoke commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Bradley Stoke.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The solicitors who did the conveyancing in Bradley Stoke 5 years ago no longer exist. What are my options?
Assuming the title is registered the details of your proprietorship will be retained by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, find your property and obtain current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will in most cases hold a certified copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
At last I have had an offer on an maisonette in Bradley Stoke accepted, the owner does nevertheless have a dependent purchase. The sellers have offered on somewhere, although it’s not yet agreed to, and are looking at other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in Bradley Stoke. What should be my next step? At what stage do I apply for the mortgage with Principality?
It is understandable to have concerns where there is an associated chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then valuation, Bradley Stoke conveyancing search charges, etc). The first thing to do is ensure that your lawyer is on the Principality approved list. As to the next steps this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a rising market many home buyers will apply for the mortgage with Principality and pay for the survey and only if it comes back ok would they ask their property lawyer to move forward with searches.