We note that you have a post code search directory identifying solicitors on the Nottingham conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Bembridge?
We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bembridge.
The Bembridge conveyancing solicitors that I appointed last week on my purchase in Bembridge have without warning shut down. I only went with them because I had to have a solicitor on the Principality conveyancing panel and my preferred Bembridge lawyer was not. I paid them 275 plus VAT on account. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. 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 Principality 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 assist.
A relative informed me that in buying a property in Bembridge there could be various restrictions affecting the ability to carry out external alterations to the property. Is this right?
There are anumerous of properties in Bembridge which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Bembridge should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
How can we know in advance if a Bembridge conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Bembridge obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your conveyancing.
I am buying a property in Bembridge. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
Given that you are obtaining a mortgage with Bank of Ireland your lawyer must check the conveyancing requirements set out in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to Bank of Ireland where a lease does not comply with these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Bembridge.
We are purchasing a house and the lawyer has identified Chancel Repair for which the house may be liable because it falls into the area of such a church. He has suggested insurance. Is this strictly necessary for conveyancing in Bembridge
Unless a prior purchase of the premises took place after 12 October 2013 you could expect solicitors conducting conveyancing in Bembridge to continue to suggest a chancel search and or insurance against a claim.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £425,000 apartment in Bembridge in nine days. The management company has quoted £384 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Bembridge?
Bembridge conveyancing on leasehold flats often involves the buyer’s conveyancer sending questions for the landlord to answer. Although the landlord is not legally bound to address such questions the majority will be willing to do so. They are at liberty to invoice a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it exceeds £800. The administration charge demanded by the landlord must be sent together with a summary of rights and obligations in relation to administration fees, without which the charge is technically not due. In reality one has no option but to pay whatever is requested of you should you wish to sell the property.
Bembridge Conveyancing for Leasehold Flats - A selection of Queries before buying
Is anyone aware of any major works in the planning that will likely increase the service charges? How much is the ground rent and service charge?