I am not well enough to travel far from Shirehampton. What is the rationale as to why all Shirehampton lawyers are not on all mortgage company panels?
Mortgage Companies normally restrict either the type or volume of conveyancing solicitors on their approved list of lawyers. A common example of such criteria being that a practice is required to have two or more partners. As well as restricting the nature of firm, some banks for instance HSBC decided to reduce the size of their panel they allow to represent them. You should note that mortgage companies have no liability for the standard of conveyancing provided by any Shirehampton conveyancer on their approved list. Mortgage fraud was the key driver in the rationalisation of conveyancing panels a few years ago even though there are opposing points of view concerning the extent of solicitor involvement in some of that fraud. Data from the Land Registry exposes that thousands of conveyancing firms only conduct a couple of conveyances a year. Those vindicating conveyancing panel culls ask why law firms deserve claim to be on a bank panel when clearly conveyancing is not their primary expertise?
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Shirehampton?
There are many registered licenced Conveyancers in Shirehampton and Solicitor practices in Shirehampton who can help with your conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. Both can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We expect to receive a OIP from Skipton this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Shirehampton solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Shirehampton solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
My sealed bid on a property in Shirehampton has been agreed to, but there is a chain. The owners have offered on a flat, however it’s not yet agreed to, and are looking at other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in Shirehampton. What do I do now? At what point do I apply for the mortgage with Nationwide?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of one thousand pounds, then valuation, Shirehampton conveyancing search fees, etc). First, you must ensure that your lawyer is on the Nationwide approved list. Regarding the subsequent phase this very much dictated by the circumstances of your transaction, desire for the property and on the state of the market. During a hot market many buyers will apply for the mortgage with Nationwide and arrange for the valuation and only if it comes back ok would they pay their conveyancer to press on with searches.
4 months have elapsed following my purchase conveyancing in Shirehampton concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build apartment in Shirehampton. Conveyancing is a frightening process 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 legal work.
Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Shirehampton
Please confirm the Lease plans are surveyor prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision.
How easy is it to change solicitor as I have to select a firm on the Britannia conveyancing list. I instructed a family conveyancing solicitor in Shirehampton round the corner but he is not accepted by Britannia
It would be our pleasure to assist you find a conveyancing solicitor in Shirehampton on the Britannia panel. Please note that the conveyancers that we work with do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Shirehampton. Using the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Shirehampton.