My bank has suggested a law firm on their panel based in Downend but I would rather choose a conveyancing lawyer in Downend or nearer to where I live. Are you able to assist?
It is by no means the case that all Downend conveyancing practices are on all lender’s conveyancing panel. Use our search tool to choose a Downend conveyancing firm on the on the lender panel.
What is the difference between a licensed conveyancer and conveyancing solicitor in Downend
There are two types of lawyers who can conduct conveyancing in Downend namely CLC regulated conveyancers or solicitors. The two can administer the legal services that required to complete the disposal or acquisition of property. Both are obliged to execute Downend conveyancing on similar standards and guidelines so you may be sure that your conveyancing will be properly carried out and that all requisite steps should be correctly adhered to.
Is it correct that all Downend CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?
Some major banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is 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.
After weeks of negotiation I have agreed a price on an apartment in Downend. My mortgage broker recommended their conveyancers. I paid an upfront payment of £200. Not long after, the solicitor contacted me to say that they were not on the Santander 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 Santander 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 buying a new build house in Downend benefiting from help to buy. The sellers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not reveal to my conveyancer about this deal as it could impact my mortgage with Santander. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Downend is where the house is located. Can you shed any light on this issue?
Flying freeholds in Downend are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Downend you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Downend may decide 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 residence.
In what way can the Landlord & Tenant Act 1954 impact my business property in Downend and how can you help?
The particular law that you refer to gives protection to business tenants, granting the right to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and assist with commercial conveyancing in Downend
Estate agents have just been given the go-ahead to market my basement flat in Downend. Conveyancing solicitors are to be appointed soon, but I have just received a quarterly service charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as you normally would because all rents and maintenance invoices should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I own a 1st floor flat in Downend, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Downend with a long lease are worth £197,000. The ground rent is £55 invoiced every year. The lease ends on 21st October 2081
You have 55 years left to run we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.