My fiance and I are intent on acquiring property in Bulls Cross. My Solicitor is not on the lender conveyancing panel. Can I still use my Bulls Cross conveyancing solicitor even though they are excluded from the lender panel?
Various options include
- Proceed with your existing Bulls Cross solicitor but your bank will undoubtedly appoint a conveyancing practitioner on their approved list. The net result is additional fees and likely frustration.
- Get a fresh solicitor to conduct the conveyancing, making sure they are on the bank conveyancing panel.
- Convince your property lawyer to pull out all the stops to get listed on the lender’s panel of solicitors
I am the sole recipient of my late grandmother’s will and I have everything in my name now, including the house in Bulls Cross. The Bulls Cross property was put into my name in October. I want to move. I do know about the CML six month 'rule', meaning my property ownership could be treated the same way as though I had purchased the house in October. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Some banks would take a practical view as this requirement primarily exists to capture the purchase and immediately sell or the flipping of property.
Is it the case that all Bulls Cross CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved practices?
A selection of lenders 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. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
We previously chose conveyancing lawyers based in Bulls Cross on the Coventry BS solicitor panel. They have just billed me a further amount for dealing with the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your solicitor is entitled to charge a fee for this. This charge is not set by Coventry BS but by your Bulls Cross conveyancer. Numerous firms on the Coventry BS panel will charge ’dealing with mortgage’ fee but many practices include it on their overall fee.
Is it possible to change firm as I have to select a firm on the Lloyds TSB Bank conveyancing panel. I was using a local conveyancing solicitor in Bulls Cross round the corner but she is not accepted by Lloyds TSB Bank
It would be our pleasure to help you select a conveyancing solicitor in Bulls Cross on the Lloyds TSB Bank panel. Please note that the conveyancers that we work with do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Bulls Cross. Using search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Bulls Cross.
Am I best advised to go with a Bulls Cross conveyancing practitioner who is local to the property I am hoping to buy? An old friend can conduct the legal formalities but her office is 200miles away.
The benefit of a high street Bulls Cross conveyancing firm is that you can drop in to sign paperwork, present your ID and apply pressure on them if necessary. Having local Bulls Cross know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and they were happy that should outweigh using an unknown Bulls Cross conveyancing lawyer just because they are Bulls Cross based.
Do you have any top tips for leasehold conveyancing in Bulls Cross from the perspective of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Bulls Cross can be reduced where you instruct lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information needed by the buyers’ representatives. In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Bulls Cross state that internal structural alterations or installing wooden flooring calls for a licence from the Landlord consenting to such changes. If you dont have the consents in place do not communicate with the landlord without checking with your solicitor in the first instance. The majority of landlords or Management Companies in Bulls Cross charge for supplying management packs for a leasehold premises. You or your lawyers should discover the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Bulls Cross. If you are supposed to have a share in the freehold, you should ensure that you are holding the original share certificate. Organising a re-issued share certificate can be a lengthy formality and delays many a Bulls Cross home move. Where a duplicate share is necessary, do contact the company director and secretary or managing agents (if relevant) for this sooner rather than later. You may think that you are aware of the number of years remaining on your lease but you should verify this by asking your conveyancers. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is less than 80 years. It is therefore important at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.
After years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Bulls Cross. Can we issue an application to the Residential Property Tribunal Service?
in cases where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to judgment on the price.
An example of a Lease Extension matter before the tribunal for a Bulls Cross premises is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case related to 1 flat. The number of years remaining on the existing lease(s) was 81.79 years.
We have had DIP from Barnsley Building Society who have advised we could borrow up to £300k. At what point do I need to appoint a practitioner for conveyancing? Bulls Cross is where we are .
You can appoint a conveyancer now so that the conveyancer can open the file so they can conduct the ID checks etc. Once you wish them to start work they will seek a payment on account usually approximately £175. That should generally be after you have the mortgage offer and survey back, however if you want to speed the process you can start quicker albeit risking some money.