My husband and I are hoping to buy a 1 bedroom apartment in Clifton with a mortgage. We have a Clifton lawyer, however the lender advise she’s not on their "panel". It seems we have little choice but to select one of the lender panel conveyancing practices or keep our Clifton lawyer and pay for one of their panel firms to represent them. We regard this is unjust; is there anything we can do?
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. A further alternative is for your Clifton conveyancing solicitor to apply to be on the conveyancing panel.
How can we tell if a Clifton conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Clifton getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor handling your transaction.
Intending to buy a house in Clifton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Clifton conveyancer is on the Barclays conveyancing panel.
UBS have agreed my home loan in principle, my bid on a property in Clifton has been accepted, what happens next?
Your estate agent will need to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s panel). Telephone UBS or the broker and finalise any relevant paperwork. UBS will sellect a valuer who will get in contact with the estate agent or vendor to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. UBS will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Clifton.
Just had an offer accepted on a new build flat in Clifton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Clifton
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I decided to have a survey done on a property in Clifton prior to instructing conveyancers. I have been informed that there is a flying freehold element to the house. The surveyor advised that some mortgage companies tend refuse to grant a loan on this type of premises.
It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Clifton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Clifton to see if the conveyancing will be more expensive.
Given that I will soon spend £400,000 on a property in Clifton I would like to have a conversation with the conveyancer about myhouse move ahead of instructing the firm. Can this be arranged?
Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer due to be conducting your conveyancing in Clifton.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter number. The solicitors that we put you in touch with believe that the fees you are provided with for residential conveyancing in Clifton should be the amount on the final invoice that you end up paying.