I had intended to instruct a property lawyer in Downend for our house move. Our financial adviser has since advised us that our mortgage lenders Platform Home Loans Ltd won't deal with them. Surely this is unduly restrictive?
A mortgage company may require an approved conveyancer act for it. Borrowers are expected to bear the charges for this. Please make use of our database to select a solicitor to conduct conveyancing in Downend on the Platform Home Loans Ltd approved list of solicitors.
Can you help - my lawyer advises that lack of building regulations insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Downend?
The right level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and The Mortgage Works. Conveyancing solicitors as opposed to borrowers take out such policies.
Can I be sure that the Downend conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Downend getting recommendations is a good starting point. 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 advise that you speak with the lawyer conducting your conveyancing.
We are getting the release of further funds on our mortgage from Clydesdale as we want to conduct a loft conversion to our house in Downend. Are we obliged to select a high street Downend solicitor on the Clydesdale conveyancing panel to deal with the paperwork?
Clydesdale don't usually require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
Due to the encouragement of my in-laws I had a survey completed on a property in Downend before instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some banks will refuse to issue a mortgage on this type of property.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Downend. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Downend to see if the conveyancing will be more expensive.
We are 3 weeks into a leasehold purchase having been referred to conveyancers by the local agent to handle our conveyancing in Downend. I am am extremely dissatisfied with the quality of service. Could you you assist me in finding new solicitors?
A conveyancer would need to be very bad in order to consider changing them. Has the loan offer been issued? If so you need to advise them of the replacement conveyancer and get the offer are issued to the new lawyers. Your new conveyancer should be on the lenders approved list to avoid escalating charges and complications. That should be your starting point. The search tool will help you find a lender approved solicitor for your home move in Downend
When it comes to my conveyancing in Downend should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Downend conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the solicitor's time in submitting the funds this way.