We're in Bradmore, First time buyers purchasing with a mortgage (lender is Leeds Building Society , and our solicitor is on the Leeds Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Leeds Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
A colleague advised me that in buying a property in Bradmore there may be various restrictions as to what one can do in terms of external changes to a property. Is this right?
We are aware of anumerous of properties in Bradmore which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Bradmore should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Bradmore solicitor firms on the Coventry BS conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel in which case such practice would be overseen by the CLC.
We had chosen conveyancers based in Bradmore on the UBS solicitor panel. They are now charging me a separate amount for dealing with the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancer may levy a fee for this. The charge is not set by UBS but by your Bradmore solicitor. Some firms on the UBS panel will quote ’dealing with mortgage’ fee and others do not.
My partner and I are selling our house in Bradmore and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Bradmore lawyer would know this is not the case. For the life of me I don't know why the purchasers used an online conveyancing firm rather than a conveyancing solicitor in Bradmore. Having lived in Bradmore for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing lawyer already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
How does conveyancing in Bradmore differ for new build properties?
Most buyers of new build residence in Bradmore approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is built. This is because house builders in Bradmore typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bradmore or who has acted in the same development.
How difficult is it to switch firm as I need to appoint one who is on the Virgin Money conveyancing panel. I hired a family conveyancing solicitor in Bradmore five minutes from me but he is not accepted by Virgin Money
It would be our pleasure to assist you select a conveyancing solicitor in Bradmore on the Virgin Money panel. Please note that the property lawyers that we on the directory do not pay us commission if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Bradmore. In utilising the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Bradmore.