At long last a loan offer from Nationwide for the remortgage of my 2 room apartment is to be issued imminently. Are you able to suggest a low cost conveyancing solicitor in Brislington?
This site is not designed to assist those in pursuit of the cheapest conveyancing solicitors in Brislington. Our aim is to provide value for money conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint organisations offering the bait of low cost conveyancing in Brislington. The optimum result, in being led by low cost conveyancing, you will receive what you pay for and at worst it will result in you spending a lot in additional fees and still not get the service you were looking for.
Are all Brislington Conveyancing Quality Solicitors on the Coventry BS conveyancing panel?
It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
I am selling my apartment. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being problematic. The Brislington solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
Having digested plenty 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 Brislington solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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. You may wish to consider appointing your own Brislington surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am selling our property in Brislington and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Brislington conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a web based conveyancing outfit rather than a conveyancing solicitor in Brislington. We have lived in Brislington for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should 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)
I am purchasing a new build house in Brislington with the aid of help to buy. The sellers refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not inform my lawyer about the deal as it would jeopardize my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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'm refinancing my current house to a BTL loan with Godiva Mortgages Ltd and I will use the rest of the raised equity towards another property. The area we are looking at is Brislington. Will your conveyancers be able to act for both sets of mortgage companies and link together the transactions?
Make use of our comparison tool on this page to ensure that the solicitors are approved by both lenders. Having checked that they are the lawyer will be able to connect the two conveyancing matters but you should talk with you solicitor and make apparent your expectations and requirements.
I have recently realised that I have 68 years left on my flat in Brislington. I now wish to extend my lease but my freeholder is absent. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to locate the freeholder. On the whole an enquiry agent would be useful to conduct investigations and prepare a report which can be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s absence and the application to the County Court covering Brislington.
I inherited a basement flat in Brislington, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Brislington with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 yearly. The lease expires on 21st October 2079
With just 54 years remaining on your lease we estimate the premium for your lease extension to span between £32,300 and £37,400 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.