We wish to acquire a newly converted flat in Westbury On Trym with a loan from The Royal Bank of Scotland.We would like to retain our Westbury On Trym conveyancing solicitor but The Royal Bank of Scotland informed us his firm is not listed on their approved list of firms. we are left little option but to use a The Royal Bank of Scotland panel lawyer or retain our local solicitor and pay for a The Royal Bank of Scotland panel lawyer to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you contains terms and conditions, a common one being that conveyancers needs to be on the The Royal Bank of Scotland approved list. Until recently, most lenders had large numbers of solicitors 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for The Royal Bank of Scotland
My wife and I purchasing a terrace house in Westbury On Trym. The intention is to carry out a loft conversion at the property.Will legal due diligence on the property include checks to see if these works are allowed?
Your conveyancer will check the deeds as conveyancing in Westbury On Trym will occasionally identify restrictions in the title documents which prevent certain alterations or necessitated the permission of another owner. Some extensions need local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
I am the sole recipient of my late grandmother’s will and I have everything in my name now, including the house in Westbury On Trym. Conveyancing formalities meant that the Land Registry date was in February. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership will be treated the same way as if I'd bought the property in February. Do I have to wait half a year to sell?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. Most banks would take a practical view as this provision is primarily there to identify subsales or the wholesaling and assigning of properties.
Does a directory service exist listing Virgin Money panel solicitors in Westbury On Trym on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings visible on the web. Where you are seeking to appoint a Westbury On Trym conveyancing practitioner on the Virgin Money please make the most of our facility.
We are close to exchanging contracts on the sale of our home in Westbury On Trym and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Westbury On Trym conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a factory type conveyancing outfit rather than a conveyancing solicitor in Westbury On Trym. We have lived in Westbury On Trym for 4 years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should 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 sickness)
I am buying a new build flat in Westbury On Trym. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Westbury On Trym
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There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I decided to have a survey completed on a property in Westbury On Trym prior to retaining lawyers. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies may refuse to issue a loan on this type of premises.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Westbury On Trym. Conveyancing may be slightly more expensive based on your lender's requirements.
How does the Landlord & Tenant Act 1954 affect my commercial property in Westbury On Trym and how can your lawyers assist?
The particular law that you refer to gives protection to commercial lessees, granting the dueness to apply to court for a new lease and remain in occupation at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Westbury On Trym