My husband and I are looking to purchase a flat in Henleaze and are in fact using a Henleaze conveyancing practice. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Skipton Building Society have this morning contacted us to advise us that there is now an issue as our Henleaze conveyancer is not on their approved list of lawyers. Please explain?
Where you are buying a property with the assistance of a mortgage it is normal for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Henleaze lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
We have a mortgage agreed in principle with Bank of Ireland. Henleaze conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
Some lenders take longer than others. Have Bank of Ireland conducted the survey? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My partner and I are at the point of looking at houses in Henleaze and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a mortgage with Kent Reliance.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are seeking a mortgage with Kent Reliance, ask your prospective lawyers if they are on the Kent Reliance conveyancing panel otherwise they can't do the mortgage legal work.
I was told three weeks ago that my mortgage has been agreed to by Lloyds. Is it usual for Lloyds to only issue the offer once my solicitor in Henleaze is approved on their conveyancing panel? Lloyds have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
Just acquired a detached house in Henleaze , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Henleaze conveyancing solicitor works at snail pace, so I want to be sure the post completion formalities are addressed.
As far as conveyancing in Henleaze registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether there are errors and if the Land registry communicate with any 3rd persons or bodies. At present in the region of three quarters of such applications are fully addressed within two weeks but occasionally there can be extensive hold-ups. Historically registration occurs once the new owner is living at the premises therefore post completion formalities is not typically primary concern but if there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.
I have been on the look out for a ground for flat up to £305k and found one round the corner in Henleaze I like with amenity areas and railway links nearby, however it only has 49 years unexpired on the lease. There is not much else in Henleaze suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a mortgage the remaining unexpired lease term will be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
What is different about your site and other web based conveyancing solicitors when it comes to conveyancing in Henleaze?
At this site get a fixed fee quote from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Henleaze. As opposed to estate agents and brokerage sites we do not have kick-back deals with solicitors. Some agents and online brokers 'recommend' solicitors that pays the highest kickback, as opposed to the best value conveyancing in Henleaze
I am looking for a conveyancing solicitor in Henleaze for my house move. Is there any facility to see a firm’s complaints history with the legal regulator?
Members of the public can see documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training purposes.