Our bank has suggested solicitors on their panel based in Fishponds but I would rather choose a conveyancing lawyer in Fishponds or nearer to where I live. Can you help?
It is by no means the case that all Fishponds conveyancing practices are on all lender’s conveyancing panel. Use our find an approved solicitor tool to choose a Fishponds conveyancing firm on the on the mortgage company panel.
My wife and I purchasing a 4 bedroom semi-detached house in Fishponds. Our aim is to an extension at the rear at the house.Will legal work on the property involve investigations to ascertain if these alterations are prohibited?
Your conveyancer should check the registered title as conveyancing in Fishponds can on occasion identify restrictions in the title documents which prevent certain alterations or necessitated the consent of another owner. Some extensions call for local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor prior to committing yourself to a purchase.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being a right pain. The Fishponds solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine 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 have finally had an offer on a flat in Fishponds accepted, but there is a chain. The sellers have placed an offer on a property, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Fishponds. What should be my next step? When do I get the mortgage application with Yorkshire BS started?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of £1k, then valuation, Fishponds conveyancing search fees, etc). The first thing to do is ensure that your lawyer is on the Yorkshire BS conveyancing panel. Concerning the next phase this very much depends on the circumstances of your case, attraction to this property and on the state of the market. During a rising market the majority of purchasers would apply for the mortgage with Yorkshire BS and arrange for the valuation and only if it comes back ok would they ask their property lawyer to proceed with searches.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a house in Fishponds? or Apparently there is a law dating back centuries that could mean that homeowners residing in a parish church boundary will be compelled to pay for repairs towards the chancel within the church. Is this a legitimate concern for conveyancing in Fishponds?
Unless a previous purchase of the house took place post 12 October 2013 you may take it that conveyancing practitioners handling conveyancing in Fishponds to remain recommending a chancel search and or chancel repair liability policy.
How does conveyancing in Fishponds differ for new build properties?
Most buyers of new build premises in Fishponds contact us having been asked by the seller to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Fishponds typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Fishponds or who has acted in the same development.
Am I best advised to choose a Fishponds conveyancing solicitor based in the location that I am buying? An old friend can perform the legal formalities but her office is approximately 350kilometers drive away.
The primary upside of using a local Fishponds conveyancing practice is that you can drop in to execute paperwork, present your ID and apply pressure on them if necessary. Having local Fishponds 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 instructed your friend and the majority were content that must outweigh using an unfamiliar Fishponds conveyancing lawyer just because they are based in the area.
What makes a Fishponds lease unmortgageable?
There is nothing unique about leasehold conveyancing in Fishponds. All leases are unique and drafting errors can sometimes mean that certain sections are wrong. The following missing provisions could result in a defective lease:
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A provision to repair to or maintain parts of the premises
You may have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Barnsley Building Society, and Godiva Mortgages Ltd all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to withdraw.
Fishponds Leasehold Conveyancing - A selection of Questions you should ask Prior to Purchasing
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Is anyone aware of any major works anticipated that will likely add a premium to the maintenance costs? This information is helpful as a) areas can cause problems for the building as the communal areas may begin to deteriorate if services are not paid for b) if the leasehold owners have a dispute with the managing agents you will wish to have complete disclosure