We are due to complete buying a property in Nailsea but as a consequence of damage from the recent storms I have managed to agree compensation from the seller in the sum of £2k in the form of a deduction in the price. This was going to be dealt with as part of a side agreement however Bank of Ireland are not allowing this. Why were they notified?
Any property lawyer being on a Bank of Ireland conveyancing panel is required to inform Bank of Ireland of any amendments to the sale price. If you prohibit your lawyer to notify the price change to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new property lawyer for your conveyancing in Nailsea.
How do I check that the solicitor conducting my conveyancing in Nailsea is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Leeds Building Society thus spending £175.00 in further legal fees.
You should take advantage of the search tool on this web page. Please choose the mortgage company and type ‘Nailsea’ or your location and you will see numerous conveyancers offices in Nailsea or nearest you.
Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Nailsea. Do I pick up the keys to the premises on the completion date from my solicitor? If so, I will instruct a local conveyancing solicitor in Nailsea?
On the day of completion you do not need to attend the conveyancers office in Nailsea. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s conveyancers, and once they have received this, you should be called to receive the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Nailsea property lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being difficult. The Nailsea solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Me and my brother have a semi-detached Georgian house in Nailsea. Conveyancing practitioner acted for me and TSB. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?
You should 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Nailsea and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with your conveyancing solicitor who conducted the purchase.
I am buying my first flat in Nailsea benefiting from help to buy. The sellers refused to reduce the amount so I negotiated 6k of extras instead. The estate agent suggested that I not to tell my solicitor about the side-deal as it may jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Is it possible to switch conveyancer as I need to instruct a firm on the Skipton Building Society conveyancing list. I had appointed a local conveyancing solicitor in Nailsea five minutes from me but he is not accepted by Skipton Building Society
We will our best to assist in finding you a conveyancing solicitor in Nailsea on the Skipton Building Society panel. Please note that the law firms that we list do not pay us a referral fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Nailsea. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Nailsea.