We are purchasing a 2 bedroom apartment in Chipping Sodbury with a mortgage. We have a Chipping Sodbury conveyancer, however the lender advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Chipping Sodbury conveyancer as well as pay for one of their panel ones to act for them. We regard this is unjust; can we not require that the mortgage company use our Chipping Sodbury solicitor ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. 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 Chipping Sodbury conveyancing solicitor to apply to be on the conveyancing panel.
Our son is purchasing a new build apartment in Chipping Sodbury with a mortgage from Aldermore. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Aldermore conveyancing panel as a standard part of the process, and to the valuer when requested. 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 Aldermore conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We have a mortgage agreed in principle with Principality. Chipping Sodbury conveyancing solicitors have been selected. How long does it take for Principality to issue the offer to the property lawyer?
There is no definitive answer here. Have Principality completed the survey? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I can not fathom if my lender requires a lease extension. I have called my Chipping Sodbury bank branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Chipping Sodbury conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the property lawyer is on the bank approved list, they must comply with the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 apartment. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being a right pain. The Chipping Sodbury solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
What can a local search reveal concerning the property we're buying in Chipping Sodbury?
Chipping Sodbury conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance Searches UK The local search plays a central part in many a Chipping Sodbury conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
Just bought a terraced house in Chipping Sodbury , how long should it take for the Land Registry to register the transfer to my name? My Chipping Sodbury conveyancing solicitor works at snail pace, so I want to be certain that my purchase is registered.
As far as conveyancing in Chipping Sodbury registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can adjust according to the party submitting the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. As of today roughly three quarters of such applications are completed in less than three weeks but some can be subject to protracted delays. Historically registration is effected after the new owner is living at the premises therefore an expedited registration is not usually an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.