Me and my fiance are planning to purchase a 1 bedroom flat in Frampton Cotterell with a mortgage. We like our Frampton Cotterell lawyer, however the bank says she’s not on their "panel". We have to appoint one of the lender panel firms or retain our Frampton Cotterell solicitor as well as pay for one of their panel lawyers to represent them. We regard this is inequitable; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Frampton Cotterell conveyancing solicitor to apply to be on the conveyancing panel.
The Frampton Cotterell conveyancing solicitors that I appointed last week on my house acquisition in Frampton Cotterell have without warning closed. I only went with them because I had to have a lawyer on the Co-operative conveyancing panel and my previous Frampton Cotterell lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What are my options?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Co-operative conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
How does conveyancing in Frampton Cotterell differ for new build properties?
Most buyers of new build property in Frampton Cotterell approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because builders in Frampton Cotterell tend to buy the site, 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 property lawyers 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 Frampton Cotterell or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Frampton Cotterell is where the house is located. What do you suggest?
Flying freeholds in Frampton Cotterell are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Frampton Cotterell you would need to get your solicitor to go 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 Frampton Cotterell may determine 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.
Given that I will soon part with 450k on a garden flat in Frampton Cotterell I would like to have a conversation with the solicitor about myhome move before appointing the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be doing your conveyancing in Frampton Cotterell.There is no ‘factory style conveyancing’ - each client is an important person, not a file number. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in Frampton Cotterell should be the amount on the final invoice that you end up paying.
Can I determine who owns a property in Frampton Cotterell?
Provided the property is registered with HM Land Registry, and you have enough information of the location of the property, you will be able to view results from the the Land Registry of the registered owner for a a minimal charge.