I was notified today by my mortgage broker that my Yate solicitor is not on the lender Solicitor panel. How can I check?
You need to contact your Yate lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
Our son-in-law is purchasing a house that has just been built in Yate with a home loan from Bank of Ireland. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Bank of Ireland conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Bank of Ireland conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Why is leasehold purchase conveyancing in Yate costs more?
Yate leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
The Yate conveyancing solicitors that I appointed last week on my house acquisition in Yate have suddenly closed. I only went with them because I had to have a firm on the HSBC conveyancing panel and my preferred Yate lawyer was not. I issued them a cheque for £250 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the HSBC conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
I opted to have a survey carried out on a house in Yate in advance of retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some mortgage companies may refuse to give a loan on such a property.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you contact us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Yate. Conveyancing may be slightly more expensive based on your lender's requirements.
Given that I am about to spend 450k on a property in Yate I wish to talk to a solicitor regarding thehome move ahead of giving the go ahead to the firm. Can this be arranged?
Absolutely - we would be pleased to talk to you we do not take any clients on without you first talking to the solicitor due to be conducting your conveyancing in Yate.There is no ‘factory style conveyancing’ - every client is unique person, not a file reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Yate should be the amount on the final invoice that you are charged.