My fiance and I are planning to buy a home in Easton and have appointed a Easton conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Yorkshire Building Society have this afternoon contacted us to inform me that there is now an issue as our Easton solicitor is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Easton lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
I am need of leasehold conveyancing for an apartment in a relatively new development (6 years built) in Easton. The vast majority the properties have already been disposed of. Is it really necessary to order local searches as part of conveyancing in Easton?
A big part of the Easton legal transfer of property is the conveyancing searches. There are numerous companies delivering Easton conveyancing searches, as well direct from the local authority. These are generally termed personal search providers due to them carrying out, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
I can not fathom if my lender requires a lease extension. I have called into my local Easton bank branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Easton conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend based on their specific requirements. Who do I believe?
The property lawyer must follow the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my house. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being difficult. The Easton solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
About to purchase flat in Easton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Easton solicitor is on the UBS conveyancing panel.
Just bought a terraced house in Easton , What is the estimated time for the Land Registry to register my proprietorship? My Easton conveyancing solicitor works at snail pace, so I want to check that my name is registered.
There is nothing unique about conveyancing in Easton registration formalities. Rather than based on location, timeframes can adjust according to the party submitting the application, whether it is in order and whether the Land registry need to notify any interested parties. As of today in the region of 80% of such applications are fully dealt with within two weeks but some can be subject to longer hold-ups. Historically registration is effected once the purchaser has moved in to the property so post completion formalities is not usually top priority but where there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
I am looking for a ground for flat up to £195,000 and identified one near me in Easton I like with open areas and transport links in the vicinity, however it only has 49 remaining years left on the lease. I can't really find anything else in Easton for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan the shortness of the lease may be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
As co-executor for the estate of my uncle I am disposing of a house in Newport but reside in Easton. My solicitor (approximately 250 miles from meneeds me to sign a statutory declaration ahead of completion. Could you suggest a conveyancing lawyer in Easton who can attest and place their company stamp on the document?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are located in Easton