We are selling our flat in Filton. Does my lawyer have to be on the RBS conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.
I currently have a mortgage with Clydesdale for my property in Filton. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Clydesdale?
Clydesdale must be informed of your intention in advance of renting your property as this is likely to be a breach of Clydesdale’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel firm.
I am selling my house. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being a right pain. The Filton solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
At last I have had an offer on a maisonette in Filton agreed to, but there is a chain. The vendors have put an offer on a property, but it’s not yet tied up, and have viewings of other properties in the pipeline. I have instructed a local conveyancing solicitor in Filton. What do I do now? At what stage should I apply for the mortgage with Barclays?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then valuation, Filton conveyancing search fees, etc). The first thing to do is ensure that your solicitor is on the Barclays conveyancing panel. Concerning the next phase this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. In a buoyant market the majority of home buyers will apply for a home loan with Barclays and pay for the valuation and only if it comes back ok would they ask their solicitor to move forward with searches.
My friend advised me that where I am buying in Filton I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Filton conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Filton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Filton Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Filton Education with plans and statistics, Local Amenities and other useful data regarding Filton.
Are there restrictive covenants that are commonly picked up during conveyancing in Filton?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Filton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
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At this site get an accurate quote via a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Filton. As opposed to estate agents and many comparison sites we do not have referral deals with solicitors. Many agents and online brokers 'recommend' the firm that pays the highest kickback, as opposed to the best value conveyancing in Filton