We are buying a 2 bedroom apartment in Bradley Stoke with a homeloan from Yorkshire Building Society.We like our Bradley Stoke conveyancing lawyer but Yorkshire Building Society says he's not listed on their approved list of member firms. It seems we have no choice but to instruct a Yorkshire Building Society panel firm or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage issued to you contains terms and conditions, one of which will be that lawyers must be on the Yorkshire Building Society approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Yorkshire Building Society
We are buying a end of terrace house in Bradley Stoke. We would like to an extension at the rear at the house.Will legal due diligence on the property include enquiries to determine if these works are prohibited?
Your solicitor should check the registered title as conveyancing in Bradley Stoke will occasionally identify restrictions in the title documents which restrict certain works or require the permission of another owner. Many extensions require local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
I have decided to exercise my right to buy my property in Bradley Stoke off the council. I have a mortgage offer with Leeds Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
After months of negotiation I have agreed a price on a house in Bradley Stoke. My financial adviser recommended their conveyancers. I paid an on account payment of £175. Shortly after, the lawyer called me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have justbecome aware that Stirling Law have closed. They carried out my conveyancing in Bradley Stoke for a purchase of a leasehold flat 18 months ago. How can I establish that my home is registered correctly in the name of the previous owner?
The quickest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bradley Stoke conveyancing specialists.
In what way does the Landlord & Tenant Act 1954 affect my business premises in Bradley Stoke and how can your lawyers assist?
The 1954 Act affords protection to commercial leaseholders, giving them the dueness to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Bradley Stoke
My step-father has urged me to appoint his conveyancing solicitors in Bradley Stoke. Do I take his guidance?
Much as we are happy to recommend a Bradley Stoke conveyancing lawyer the ideal way to find a conveyancing practitioner is to have guidance from friends or family who have experience in using the conveyancer that you are considering.