Is the fact that my conveyancer in Bristol is not listed on my bank's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Bristol conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Our grandson is purchasing a newly built flat in Bristol with a home loan from Nottingham. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Nottingham conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We had selected conveyancers located in Bristol on the Nationwide solicitor approved list. They are now charging me a separate fee for the legal aspects of the Nationwide mortgage. Is this a supplemental conveyancing fee specified by Nationwide?
Provided it is contained in their Terms and Conditions or Quote then yes your solicitor may charge a fee for this. This charge is not dictated by Nationwide but by your Bristol conveyancer. Some firms on the Nationwide panel will levy ’dealing with mortgage’ fee and others do not.
The formalities of my remortgage has taken place for my property in Bristol. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I have finally had an offer on a maisonette in Bristol agreed to, but there is a chain. The vendors have placed an offer on somewhere, however it’s not been accepted yet, and have viewings of other flats booked. I have chosen a high street conveyancing solicitor in Bristol. What do I do now? At what stage should I apply for the mortgage with Yorkshire BS?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then survey, Bristol conveyancing search fees, etc). First, you must ensure that your solicitor is on the Yorkshire BS approved list. As to the subsequent stages this very much depends on the specifics of your transaction, desire for this property and on the state of the market. In a buoyant market some purchasers will apply for the mortgage with Yorkshire BS and arrange for the valuation and only if it comes back ok would they request their property lawyer to press on with searches.
The estate agent has sent us the confirmation of our purchase of a new build flat in Bristol. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Bristol
Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared.
Due to the guidance of my in-laws I had a survey completed on a house in Bristol ahead of retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some banks may not grant a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. Should you wish to telephone us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bristol. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bristol to see if the conveyancing will be more expensive.