My husband and I are approaching an exchange on a house in Keynsham and my mum and dad have transferred the ten percent deposit to my solicitor. I am now told that as the deposit has been sent from someone other than me my conveyancer needs to make a notification to my mortgage company. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I disclosed to the bank regarding my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
The lawyer is legally required to check with lender to ensure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
Me and my partner are purchasing a apartment in Keynsham. I might seem paranoid but how we can trust a solicitor? On completion day we will need to send our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Are all Keynsham Conveyancing Quality Solicitors on the Santander conveyancing list of approved solicitors?
A selection of banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
When it comes to lenders such as Bank of Ireland, do Keynsham solicitors have to pay an annual charge to be on the conveyancing panel?
We are unaware of any bank fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
A friend suggested that where I am buying in Keynsham I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Keynsham conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Keynsham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Keynsham Education with maps and statistics, Local Amenities and other useful data about Keynsham.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Keynsham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Keynsham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Keynsham differ for new build properties?
Most buyers of new build premises in Keynsham contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Keynsham usually purchase the land, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Keynsham or who has acted in the same development.
Is planning permission required to convert a single dwelling into a couple of flats in Keynsham? This has been done to a house adjacent to a friend in Keynsham and was ignorant of the conversion until it was complete.
Planning consent is needed for splitting a single house in Keynsham into apartments but probably not for converting back to single dwelling-house so, in answer to your question, yes.