My wife and I have lately purchased a house in Frampton Cotterell. We have since encountered a number of issues with the property which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been conducted as part of conveyancing in Frampton Cotterell?
The query is not clear as to the nature of the problems and if they are relate to conveyancing in Frampton Cotterell. Conveyancing searches and investigations undertaken as part of the buying process are carried out to help avoid problems. As part of the process, the vendor fills in a form referred to as a Seller’s Property Information Form. If the information proves to be misleading, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Frampton Cotterell.
We previously selected conveyancing lawyers located in Frampton Cotterell on the Coventry BS solicitor approved list. They are now charging me an additional amount for the legal aspects of the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?
Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer is entitled to levy a fee for this. This fee is not dictated by Coventry BS but by your Frampton Cotterell conveyancing practitioner. Some firms on the Coventry BS panel will quote ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
I am expecting a OIP from Lloyds this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Frampton Cotterell solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Frampton Cotterell solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I am selling my house. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being problematic. The Frampton Cotterell solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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'm purchasing a new build house in Frampton Cotterell benefiting from help to buy. The developers refused to budge the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not disclose to my solicitor about this extras as it could impact my mortgage with Nationwide Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking for a leasehold apartment up to £245,000 and found one near me in Frampton Cotterell I like with open areas and transport links nearby, however it only has 49 years unexpired on the lease. I can't really find anything else in Frampton Cotterell for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a home loan that many years will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
My step-father has suggested that I appoint his lawyers for conveyancing in Frampton Cotterell. Should I use them?
There are no two ways about it the ideal way to find a conveyancing practitioner is to get referrals from friends or family who have used the conveyancer that you are contemplating using.
For various reasons I cannot get to my Frampton Cotterell conveyancing practitioners office to execute documents for conveyancing in Frampton Cotterell – will this be an issue?
Not a problem. Frampton Cotterell conveyancing solicitors can conduct home moves for clients from a distance. It is not necessary for you to be able to be present a Frampton Cotterell conveyancers office. Almost all lawyer can deal with all communications via phone, post and email - whatever works for you.