The Fishponds conveyancing firm handling our Fishponds conveyancing has discovered a difference between the assumptions in the home valuation report and what is revealed within the conveyancing documents. My lawyer says that he is duty bound to check that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action correct?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
It is a dozen years since I bought my property in Fishponds. Conveyancing solicitors have recently been retained on the sale but I am unable to track down my title documents. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be kept by your mortgage company or they may be in the possession of the solicitor who oversaw the purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Fishponds relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
Is there a list of Clydesdale panel conveyancers in Fishponds on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings viewable online. If you are looking for a Fishponds conveyancing practitioner on the Clydesdale please use our tool.
I have a mortgage with UBS for my property in Fishponds. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval before letting out your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel lawyer.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being difficult. The Fishponds solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
Various internet forums that I have frequented warn that are the primary cause of stalling in Fishponds house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays in the conveyancing process. Local searches are not likely to feature in any holding up conveyancing in Fishponds.
Due to the advice of my in-laws I had a survey completed on a house in Fishponds prior to instructing lawyers. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some lenders may refuse to grant a loan on this type of home.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to call us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Fishponds. Conveyancing may be slightly more expensive based on your lender's requirements.
We are one month into a leasehold purchase having been directed to solicitors by the high street agent to handle our conveyancing in Fishponds. We are not happy. Can you you assist me in finding new lawyers?
A lawyer would need to be really poor in order to consider replacing them. Has your loan offer been sent? If so you need to make them aware of the new conveyancer and get the mortgage documents are issued to the new lawyers. Your new conveyancer needs to be on the banks panel to avoid escalating charges and frustration. So that should be your starting point. The search tool can assist you in finding a lender approved solicitor for your conveyancing in Fishponds