My Solicitor in Winterbourne has never been on on the Bank of Scotland Solicitor Panel. Can I still use my prefered solicitor notwithstanding that they are not on the Bank of Scotland panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Winterbourne solicitors but Bank of Scotland will need to instruct a conveyancer on their panel. This will inevitably rack up the overall conveyancing fees and cause frustration.
- Choose an alternative practitioner to to deal with the conveyancing, not forgetting to check they are on the Bank of Scotland panel
We are aiming to move home in February. Should my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you put forward a removal company in Winterbourne. Conveyancing lawyer was found before I stumbled across this website.
On the day of completion you will need to pick up the keys from the selling agent however this can only take place once the sellers conveyancers confirm to the agent that the monies to complete are in and the keys can be handed over. You should inform the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can assist you in locating a conveyancing in Winterbourne or a legal practice with expertise in conveyancing in Winterbourne.
We previously instructed conveyancing lawyers locally in Winterbourne on the Aldermore solicitor panel. They have just billed me a further amount for handling the Aldermore mortgage. Is this a supplemental conveyancing fee set by Aldermore?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your solicitor can levy a fee for this. The fee is not dictated by Aldermore but by your Winterbourne conveyancing practitioner. Numerous firms on the Aldermore panel will quote an ‘acting for lender’ fee and others do not.
I am purchasing a property in Winterbourne. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?
As your lender is UBS your lawyer must check the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to UBS where a lease does not satisfy these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Winterbourne.
I acquired my apartment on 11 October and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Winterbourne expressed confidence that it will be dealt with inside ten days. Are transfers in Winterbourne particularly slow to register?
There is nothing unique when it comes to conveyancing in Winterbourne registration formalities. Rather than based on location, timescales can vary according to the party submitting the application, whether it is in order and if the Land registry have to notify any third parties. As of today approximately three quarters of such applications are fully addressed within 12 days but occasionally there can be protracted delays. Historically registration occurs once the new owner is living at the property therefore post completion formalities is not usually top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers can contact the land registry and explain the circumstances.
Due to the input of my in-laws I had a survey completed on a house in Winterbourne prior to instructing solicitors. I have been told that there is a flying freehold element to the house. The surveyor advised that some banks will not give a loan on a flying freehold property.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Winterbourne. Conveyancing may be slightly more expensive based on your lender's requirements.
As co-executor for the will of my aunt I am selling a property in Monmouth but live in Winterbourne. My solicitor (approximately 260 kilometers awayrequires that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Winterbourne to attest and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are Winterbourne based
22 days into purchasing a residence in Winterbourne. Conveyancing lawyer has called to say the title is "Leasehold". Should this adversely affect our home loan valuation?
Winterbourne conveyancing does not in most situations involve leasehold houses. The crucial consideration here is the length of lease and the ground rent. If there are over a hundred years remaining with a nominal rent, it's virtually freehold, so it shouldn't impact the marketability too much.
At the other extreme, if it's, say, 50 years it will have a adverse effect on the value, and most likely wouldn't be mortgageable. The remaining lease term and ground rent will be specified in the lease provided to your solicitor.