Can you point me to a directory of Lloyds panel solicitors in Fernhill Heath on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. Very few lending institutions make their panel listings visible online. Where you are in need of a Fernhill Heath conveyancing practitioner on the Lloyds please use our facility.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being difficult. The Fernhill Heath solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
I have instructed a Fernhill Heath lawyer having made sure that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Fernhill Heath postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Fernhill Heath.
My wife and I are close to exchanging contracts on the sale of our home in Fernhill Heath and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the purchasers instructed an internet conveyancing practice as opposed to a conveyancing solicitor in Fernhill Heath. We have lived in Fernhill Heath for many years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Over the last few months I have been searching for a ground for flat up to £305k and identified one round the corner in Fernhill Heath I like with open areas and transport links in the vicinity, however it's only got 51 remaining years left on the lease. There is not much else in Fernhill Heath suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
I'm remortgaging my primary property to a BTL loan with Bank of Ireland and intend to use the remaining equity as a down payment on another property. The neighborhood we are talking about is Fernhill Heath. Will your lawyers be able to act for both sets of mortgage companies and tie in the transactions?
Make use of our comparison tool on this page to ensure that the lawyers are approved by both banks. Assuming that they are the conveyancer will be able to connect the two conveyancing matters but you should have a chat with you conveyancer and make clear your desired outcome and requirements.
We have an offer in principle from Lloyds TSB Bank who said that they will lend up to £117k. When do I need to appoint a lawyer for conveyancing? Fernhill Heath is where we are .
You can instruct a conveyancing practitioner now and ask them to create a file on your behalf. This will facilitate: 1) the estate agent to send out the Sales Memo to all parties 2) the seller’s lawyer to submit the draft paperwork. That being said, do not ask your solicitor to start searches until you receive your valuation report from Lloyds TSB Bank and you are happy to move forward.