Is the fact that my solicitor in Southmead is not on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
That is most likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Southmead conveyancing firm and ask them why they are no longer on the approved list for your bank.
We see that you have a search directory identifying law firms on the Yorkshire BS conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Southmead?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Southmead.
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 only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Southmead solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Southmead solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I have decided to exercise my right to buy my property in Southmead off the council. I have a mortgage offer with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Southmead bank branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Southmead conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their published requirements. I have no idea who is right.
As long as the lawyer is on the bank panel, they must follow the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a property in Southmead? or Apparently there is historic law that could mean that owners of property living in a parish church boundary may be liable to contribute towards maintenance to the chancel within the church. Is this a legitimate concern for conveyancing in Southmead?
Unless a prior acquisition of the house took place after 12 October 2013 you could take it that solicitors carrying out conveyancing in Southmead to remain encouraging a chancel search and or insurance against a claim.
I have been on the look out for a leasehold apartment up to £305k and found one near me in Southmead I like with a park and transport links in the vicinity, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Southmead suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a mortgage the remaining unexpired lease term will be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.