At what point can the exchange of contracts happen for purchase conveyancing in Bradford On Avon and do I need to attend the lawyers office?

Where you are near to one of the conveyancing solicitors in Bradford On Avon you are invited in to sign the paperwork. That being said, the firms we work with supply a national conveyancing service and give as equally diligent and professional a job for you when dealing with you by post or email. The signing of the property agreement is not when everything is set in stone. Signing on the dotted line is necessary for the conveyancer to exchange contracts when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Bradford On Avon)to be in the office available at the end of the phone to exchange contracts.

Is it the case that all Bradford On Avon conveyancing solicitors on the Skipton conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Skipton conveyancing panel they would need to be governed by the SRA. Many banks do list licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.

I am expecting a AIP from Lloyds this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Bradford On Avon solicitors on the Lloyds conveyancing panel, or is it better to go independently?

You will need to appoint Bradford On Avon solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.

Completion of my remortgage has taken place for my property in Bradford On Avon. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I'm purchasing a new build house in Bradford On Avon benefiting from help to buy. The sellers refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not to tell my lawyer about this extras as it will impact my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Due to the guidance of my in-laws I had a survey completed on a property in Bradford On Avon in advance of instructing solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some lenders tend refuse to give a mortgage on such a property.

It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bradford On Avon. Conveyancing may be slightly more expensive based on your lender's requirements.

I have been advised by a number of selling agents in Bradford On Avon to find a property lawyer using your seach tool. What’s the financial upside for Estate Agents to market your site ahead of a competitor’s?

We refuse to offer any financial incentive for sending work to this site. We thought it would be too underhand to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.