My IFA has requested my Bideford solicitor’s panel member for the Lloyds conveyancing panel. What is the best way to discover this. I have tried my local Bideford office but they don't know it.
Have you tried contacting your Bideford solicitor about this?. They maintain a central record lender panel numbers.
Can you explain why leasehold purchase conveyancing in Bideford costs more?
The conveyancing fees on a leasehold property in Bideford is inevitably more expensive as compared to a freehold property. This is because there is an amount of extra investigations required in dealing with the landlord and managing agents to collate the evidence concerning whether the rent and service charges have been discharged and whether there are any significant expenditure in the foreseeable future on repairs or maintenance of the building.
We previously instructed conveyancing lawyers with offices in Bideford on the Santander solicitor panel. They are now charging me a further amount for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your lawyer can charge a fee for this. This charge is not dictated by Santander but by your Bideford lawyer. Plenty of firms on the Santander panel will charge ’dealing with mortgage’ fee and others do not.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Bideford bank branch on a couple of occasions and was reassured it wasn't a problem and they will lend. My Bideford conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?
Provided that the solicitor is on the mortgage company panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my flat. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being a right pain. The Bideford solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
2 months have gone by following my purchase conveyancing in Bideford concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the guidance of my in-laws I had a survey completed on a property in Bideford before retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some banks may refuse to issue a loan on a flying freehold home.
It depends who your proposed lender is. Santander has different requirements from Halifax. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bideford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bideford to see if the conveyancing costs will increase in light of this.