My fiance and I are hoping to buy a newly converted flat in Brimsdown with a mortgage from Britannia.We would like to retain our Brimsdown conveyancing solicitor but Britannia informed us he's not on their approved list of firms. we are left little option but to use a Britannia panel firm or retain our local solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The home loan offered to you is subject to its various provisions, a common one being that solicitors must be on the Britannia approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Britannia
Is it correct that all Brimsdown CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing panel?
A selection of lenders now make use of CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
My wife and I are in the throws of viewing apartments in Brimsdown and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with Clydesdale.
It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are seeking a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer accepted on a house in Brimsdown. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. A few days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We are close to exchanging contracts on the sale of our house in Brimsdown and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Brimsdown lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using a web based conveyancing outfit rather than a conveyancing solicitor in Brimsdown. We have lived in Brimsdown for three years we know that this is a non issue. Is it a good idea to contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I am looking for a flat up to £305k and identified one close by in Brimsdown I like with a park and transport links nearby, however it's only got 51 years unexpired on the lease. I can't really find anything else in Brimsdown in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a mortgage the shortness of the lease will be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
What does commercial conveyancing in Brimsdown cover?
Brimsdown conveyancing for business premises incorporates a wide range of services, supplied by regulated solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.