I can't travel far from Brighstone. Please spell out why all Brighstone conveyancing practitioners are not on all bank panels?
As inequitable as it may seem for lenders to restrict who can represent them, from the public’s or conveyancer’s viewpoint, the other side of the coin is that banks are becoming ever more anxious and regard it necessary to protect them from mortgage fraud. As a consequence of this concern banks are limiting their conveyancing panel to a manageable size.
Can I use your services to locate a Conveyancing solicitor in Brighstone even where I’m not purchasing or selling a house, for example where I want to buy a shop in Brighstone with a loan from National Westminster Bank?
Our comparison service is predominantly utilised to get a quote from domestic conveyancing solicitors in Brighstone but we have set out at the end of this page a few Brighstone commercial conveyancing firms. You will need to speak with the firm directly to see if they are also authorised to represent National Westminster Bank
We have agreed to purchase a house in Brighstone. A rare aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with HSBC your lawyer must follow the formal requirements set out in Part two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and solicitors are required to report to HSBC where a lease does not satisfy these specifications. The requirements relate to the installation of panels on properties countrywide and is not isolated to Brighstone.
It is unclear whether my mortgage offer requires a lease extension. I have called into my local Brighstone building society branch on numerous occasions and was told they are content with the situation and they would lend. My Brighstone conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the solicitor is on the mortgage company panel, they must adhere to the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 left on the lease.
I am due to exchange contracts on my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being a right pain. The Brighstone solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
Various web forums that I have visited warn that are the number one cause of delay in Brighstone conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Brighstone.
My husband and I are first time buyers - had an offer accepted, but the estate agent has warned us that the vendor will only go ahead if we instruct their chosen lawyers as they need an ‘expedited deal’. Our preferred option is to instruct a family conveyancer used to conveyancing in Brighstone
It is unlikely the vendors are driving this. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you intend to proceed fast (e)however you are going to instruct your preferred Brighstone conveyancing solicitors - not the ones that will provide their negotiator at the agency a referral fee or hit his conveyancing targets pre-set by head office.