My lender has suggested a law firm on their panel based in Keynsham but I would rather use a conveyancing lawyer in Keynsham local to me. Can you help?
It is by no means the case that all Keynsham conveyancing firms are listed all banks conveyancing panel. Use our search tool to find a Keynsham conveyancing solicitor on the on the bank panel.
I had a mortgage agreed in principle with HSBC. Keynsham conveyancing practitioners have been selected. How long does it take for HSBC to issue the offer to the conveyancer?
There is no definitive answer here. Have HSBC conducted the survey? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Keynsham conveyancer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Keynsham bank branch on numerous occasions and was advised it wasn't an issue and they would lend. My Keynsham conveyancing solicitor - who is on the bank conveyancing panel- called and was told they will not lend in accordance with their published requirements. Who do I believe?
As long as the conveyancing practitioner is on the lender approved list, she or he must adhere to the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
We are downsizing from our house in Keynsham and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Keynsham conveyancer would know that there is no such problem. It does beg the question why the buyers instructed an online conveyancing practice as opposed to a conveyancing solicitor in Keynsham. We have lived in Keynsham for six years we know of no issue. Should we contact our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
My wife and I own a semi-detached Georgian property in Keynsham. Conveyancing practitioner acted for me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Keynsham and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing solicitor who conducted the work.
I am looking to sell my home. My former lawyers closed down. I would be grateful for any recommendation of a conveyancing firm. Im based in Keynsham if that affects matters.
Do use our search tool to help you choose a solicitor for your conveyancing in Keynsham. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
I am an executor of my recently deceased mother’s Will, with a bungalow in Keynsham which is to be sold. The property has never been registered at HMLR and I'm told that some estate agents will insist that it is in place before they'll proceed. What's the mechanism for this?
In the circumstances that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.