We are purchasing a 3 bedroom flat in Henleaze with a mortgage. We have a Henleaze conveyancer, however the lender advise she’s not on their "panel". It appears that we have no choice but to instruct one of the bank panel solicitors or continue with our Henleaze lawyer and pay for one of their panel firms to act for them. We feel that this is unjust; are we not able to insist that the mortgage company use our Henleaze lawyer ?
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 Henleaze conveyancing solicitor to apply to be on the conveyancing panel.
We are planning to purchase with Darlington Building Society. We have called around locally but am unable to find a Henleaze conveyancing firm on the Darlington Building Society panel. Can you help?
Please do take advantage of the search tool on this page. Please choose the lender and type Henleaze or your preferred area and you will discover a number of lawyer offices in Henleaze or near you.
4 months have elapsed following my purchase conveyancing in Henleaze completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. 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 asset 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.
I'm purchasing a new build house in Henleaze benefiting from help to buy. The developers refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not to tell my solicitor about this deal as it will put at risk my mortgage with Bank of Ireland. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
How does the Landlord & Tenant Act 1954 affect my commercial property in Henleaze and how can you help?
The particular law that you refer to provides a safeguard to business tenants, giving them the legal entitlement to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Henleaze is one of the hundreds of locations in which the firms we work with are located
My husband and I are a couple of weeks into a residential purchase having been directed to a firm by the selling agent to perform conveyancing in Henleaze. We are not happy. Could you help me find new solicitors?
A conveyancer would need to be very poor in order to consider replacing them. Has the mortgage been generated? In the event that it has you need to advise them of the new contact details and ensure the loan are re-sent. Your solicitor ideally needs to be on the mortgage company panel to avoid supplemental costs and frustration. So that should be your first question of the new conveyancers. Our search tool should help you find a bank approved lawyer for your home move in Henleaze