My partner and I are approaching an exchange on a flat in Brislington and my parents have transferred the 10% deposit to my conveyancer. I am now told that as the deposit has not arrived from me my lawyer needs to disclose this to my mortgage company. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the bank about my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your lawyer is legally required to check with the bank to make sure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.
At what point will exchange of contracts happen for sale conveyancing in Brislington and do I need to attend the conveyancers office?
Where you are local to one of the conveyancing solicitors in Brislington you are welcome to attend to sign documents. However, the lender approved solicitors we work with offer countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when communicating with you by post or email. The executing of the sale agreement is not the important part. Signing on the dotted line is just a prerequisite for the firm to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Brislington)to be in the office at the appropriate time.
Are all Brislington Conveyancing Quality Solicitors on the Co-operative conveyancing list of approved practices?
It is true that some banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
I am selling my apartment. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being problematic. The Brislington solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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've 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 Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry 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 downsizing from our home in Brislington and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any high street Brislington lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Brislington. Having lived in Brislington for 5 years we know that this is a non issue. Should we get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing solicitor already. What do they say? 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 life insurance to cover that same illness)
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Brislington is the location of the property. Is there any guidance you can give?
Flying freeholds in Brislington are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Brislington you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brislington may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I'm refinancing my current house to a BTL loan with Barclays Direct and intend to use the remaining equity towards another property. The neighborhood we are looking at is Brislington. Will your lawyers be able to act for the two mortgage companies and link together the transactions?
Do use our search tool on this site to be sure that the conveyancers are approved by both lenders. Having checked that they are the solicitor will be able to simultaneously deal with the two conveyancing matters but you should talk with you lawyer and communicate your desired outcome and requirements.