My wife and I are purchasing a 3 bedroom apartment in Kingsdown with a mortgage. We like our Kingsdown solicitor, but the mortgage company says he's not on their "panel". It appears that we have no option but to select one of the bank panel conveyancing practices or continue with our Kingsdown lawyer as well as pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you 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 Kingsdown conveyancing lawyer to apply to be on the conveyancing panel.
As I am unsure how the conveyancing bit works what is the most important number one tip you can impart about purchase conveyancing in Kingsdown?
Not many law firms shout this from the rooftops but conveyancing in Kingsdown and elsewhere in Bristol is often a confrontational process. Put another way, when it comes to conveyancing there is plenty of opportunity for confrontation between you and others involved in the transaction. E.g., the vendor, estate agent and even potentially a mortgage company. Choosing a law firm for your conveyancing in Kingsdown should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose role it is to protect your legal interests and to keep you safe.
We are witnessing a distinct ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. We recommend that you should always trust your lawyer ahead of all other parties in the conveyancing process.
I purchased my flat on 12 November and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Kingsdown expressed confidence that it will be formalised inside ten days. Are titles in Kingsdown uniquely lengthy to register?
As far as conveyancing in Kingsdown is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can adjust depending on who lodges the application, whether it is in order and if the Land registry need to notify any third persons or bodies. At present in the region of three quarters of submission are completed in less than three weeks but occasionally there can be longer delays. Registration takes place once the purchaser has moved in to the property therefore 'speed' is not typically top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Kingsdown is the location of the property. Is there any advice you can impart?
Flying freeholds in Kingsdown are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kingsdown you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kingsdown may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Hoping to buy a property located in Kingsdown and I am already nervous. I couldn't find anything specific about Kingsdown. Conveyancing will be needed in due course but do you know about the Kingsdown area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Kingsdown. In the meantime here are some basic statistics that we found
My husband and I are first time buyers - agreed a price, yet the agent advised that the seller will only issue a contract if we appoint the agent's recommended conveyancers as they need a ‘quick sale’. My instinct tells me that we should use a family solicitor who is accustomed to conveyancing in Kingsdown
It is improbable the owners are driving this. Should the seller desire ‘a quick sale', alienating a genuine purchaser is counter productive. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to instruct your preferred Kingsdown conveyancing lawyers - as opposed tothe ones that will give their estate agent a commission or hit his conveyancing targets pre-set by corporate headquarters.