We are buying a property and require a conveyancing solicitor in Fishponds who is on the RBS solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Fishponds.
I just bought a flat at auction in Fishponds. Conveyancing is required. What happens now?
Now that you have legally bound yourself to purchase you will need to retain a conveyancing solicitor soon as you are facing a pending a fixed date to complete the conveyancing. All auction property will have a corresponding auction set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You must hand this to the conveyancer working for you as soon as possible. You also need to ensure that that you have the requisite funding in order to complete the transaction on the set completion date.
I'm the sole beneficiary of my late mum's estate with all property in now in my sole name, including the house in Fishponds. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my property ownership could be considered the same way as though I had purchased the house in August. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view banks take of it, depend on the mortgage company as this provision chiefly exists to pick up on the purchase and immediately sell or the flipping of properties.
The mortgage over my property is with Nationwide for my property in Fishponds. Conveyancing has been completed a year 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 Nationwide?
You must advise Nationwide before renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide 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 Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel solicitor.
4 months have elapsed following my purchase conveyancing in Fishponds took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Fishponds differ for newly converted properties?
Most buyers of new build residence in Fishponds approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Fishponds tend to purchase the land, 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 used to new build conveyancing in Fishponds or who has acted in the same development.
I opted to have a survey completed on a property in Fishponds before appointing conveyancers. I have been informed that there is a flying freehold element to the property. The surveyor advised that some lenders will not grant a mortgage on such a house.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Fishponds. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Fishponds to see if the conveyancing costs will increase in light of this.
Is it possible to transfer to a new solicitor as I have to appoint one who is on the National Westminster Bank conveyancing list. I was using a family conveyancing solicitor in Fishponds five minutes from me but she is not approved by National Westminster Bank
It would be our pleasure to help you select a conveyancing solicitor in Fishponds on the National Westminster Bank panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Fishponds. Using the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Fishponds.