I am need of leasehold conveyancing for a flat in a fairly new development (five years old) in Frenchay. The vast majority the appartments have already been sold. Is it really necessary to order local searches for my conveyancing in Frenchay?
A big part of the Frenchay legal transfer of property is the conveyancing searches. There are numerous companies conducting Frenchay conveyancing searches, as well direct from the local authority. These are generally termed personal search providers and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
We previously chose solicitors based in Frenchay on the Coventry BS solicitor approved list. They are now charging me a supplemental fee for handling the Coventry BS mortgage. Is this a supplemental conveyancing fee specified by Coventry BS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your lawyer can levy a fee for this. This charge is not set by Coventry BS but by your Frenchay solicitor. Plenty of firms on the Coventry BS panel will levy ’dealing with mortgage’ fee but many firms include it on their overall fee.
We are getting the release of further monies on our home loan from HSBC as we want to conduct a loft conversion to our home in Frenchay. Do we need to select a bricks and mortar Frenchay solicitor on the HSBC conveyancing panel to handle the legals?
HSBC would not normally require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC list.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being problematic. The Frenchay solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
Just bought a terraced house in Frenchay , how long will it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Frenchay conveyancing solicitor has been painfully slow, so I want to check that my ownership is registered.
As far as conveyancing in Frenchay registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can vary depending on the party submitting the application, whether it is in order and whether the Land registry communicate with any interested parties. At present approximately 80% of submission are completed in less than three weeks but some can be subject to protracted hold-ups. Registration is effected after the new owner has moved in to the property therefore registration formalities is not always primary concern but where there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Frenchay is the location of the property. Can you offer any assistance?
Flying freeholds in Frenchay are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Frenchay you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Frenchay may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am looking to sell my home. My past solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Frenchay if that makes things easier.
Do use our search tool to help you choose a solicitor for your conveyancing in Frenchay. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.