How up to date is your search tool for Freshford conveyancing solicitors on the Leeds Building Society conveyancing panel? Do Leeds Building Society send you an updated list?
Freshford conveyancing firms themselves provide us confirmation that they are on the Leeds Building Society conveyancing panel as opposed to being supplied with a list from Leeds Building Society directly.
Is it the case that all Freshford CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved firms?
A selection of lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Freshford solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Freshford postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Freshford.
Nottingham have agreed my home loan in principle, my bid on a house in Freshford has been accepted, what are the next steps?
Your property agent will wish to be advised as to your lawyer's details (ensure that the solicitors are on the bank’s approved list). Telephone Nottingham or your financial adviser and complete any appropriate paperwork. Nottingham will appoint a valuer who will get in touch with the estate agent or owners to schedule a time for the valuation to take place. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. Nottingham will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Freshford.
Do commercial conveyancing searches disclose impending roadworks that could affect a commercial premises in Freshford?
Its becoming the norm that commercial conveyancing solicitors in Freshford will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Freshford. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Freshford.
For every commercial conveyancing transaction in Freshford it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Freshford commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Freshford.
Over the last few months I have been searching for a flat up to £235,500 and identified one close by in Freshford I like with amenity areas and station in the vicinity, the downside is that it only has 49 years on the lease. There is not much else in Freshford suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage that many years will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
My step-father has suggested that I use his lawyers for conveyancing in Freshford. Should I find my own property lawyer?
There are no two ways about it it’s preferable to select a conveyancing practitioner is to seek feedback from friends or relatives who have experience in using the conveyancer you're are thinking of instructing.
My conveyancers in Freshford have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the lender. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.