I chose a Filton based solicitor for our conveyancing in Filton last week. Going through the Terms I notewe are responsible for charges even if the dealfalls through. Should I ditch them and choose a web based conveyancing company promoting no-sale-no-fee conveyancing in Filton?
It is usually a trade off in that if "No Sale No Fee" is available then the conveyancing charges will generally be higher to neutralise those cases that fail to complete. Dont forget that such offerings tend not to protect you from expenses e.g. Filton conveyancing search charges.
We are purchasing a newly built apartment in Filton and my solicitor is informing me that she is duty bound to the bank to reveal incentives from the developer. I am under pressure to sign contracts and my preference is not to prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I am the registered owner of a freehold house in Filton but nevertheless charged rent, why is this and what is this?
It is rare for properties in Filton and has limited impact for conveyancing in Filton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
Having spent time reviewing consumer advice sites for a conveyancing lawyer in Filton, many advise that I should look for a CQS assured solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's leading banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Filton is one of the many areas of the UK where there are CQS solicitors.
I can not work out if my lender requires a lease extension. I have telephoned my Filton bank branch on various occasions and was advised it wasn't a problem and they will lend. My Filton conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. Who do I believe?
As long as the property lawyer is on the bank approved list, she or he must adhere to the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my house. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being a right pain. The Filton solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Lloyds have agreed my home loan in principle, my offer on a property in Filton has been accepted, what are the next steps?
The property agent will need to know who your solicitors are (be sure the solicitors are on the lender’s approved list). Contact Lloyds or the financial adviser and finish off any relevant forms. Lloyds will sellect a valuer who will get in touch with the estate agent or owners to arrange a slot for the valuation to take place. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Lloyds will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Filton.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Filton is the location of the property. Can you shed any light on this issue?
Flying freeholds in Filton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Filton you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Filton 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 property.