We are planning to acquire a property and require a conveyancing solicitor in Bourton on the Water who is on the Coventry BS conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Bourton on the Water.
We wanted to use a property lawyer in Bourton on the Water for our house move. Our broker has since notified us that our mortgage company HSBC Bank won't deal with them. Why is this not regarded as unduly restrictive?
A decade ago most mortgage companies had a different appetite for risk. Almost all Bourton on the Water conveyancing firms would have been on many lender panels. The financial services regulator in 2010 conducted a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms concerning their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum amount of transactions. Many Bourton on the Water conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Bourton on the Water is one of the thousands of locations where the lawyers showing on our search results are on the panel for HSBC Bank.
We previously chose solicitors located in Bourton on the Water on the UBS solicitor panel. They are now charging me a further fee for handling the UBS mortgage. Is this an additional conveyancing fee set by UBS?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer may levy a fee for this. The charge is not set by UBS but by your Bourton on the Water conveyancing practitioner. Some firms on the UBS panel will charge ’dealing with mortgage’ fee and others do not.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Bourton on the Water conveyancing practitioner on the HSBC panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I am selling my flat. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being pedantic. The Bourton on the Water solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Bourton on the Water is the location of the property. Can you shed any light on this issue?
Flying freeholds in Bourton on the Water are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bourton on the Water you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bourton on the Water may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
As co-executor for the estate of my aunt I am selling a property in Cardiff but I am based in Bourton on the Water. My solicitor (approximately 300 kilometers from mehas requested that I sign a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Bourton on the Water who can witness this legal document for me?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are based in Bourton on the Water