Our mortgage company has recommended solicitors on their panel based in Redland but I would rather choose a conveyancing lawyer in Redland local to me. Are you able to help?
Far from all Redland conveyancing firms are on all banks conveyancing panel. Please make use of our search tool to find a Redland conveyancing firm on the on the bank panel.
Is it correct that all Redland CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing list of approved firms?
Some major banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
When it comes to mortgage companies such as RBS, do Redland lawyers have to pay a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
Can you point me to a directory of Virgin Money panel conveyancers in Redland on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings open the public on the web. Where you are seeking to appoint a Redland lawyer on the Virgin Money please make the most of our tool.
I own a semi-detached Edwardian property in Redland. Conveyancing lawyer represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Redland and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing practitioner who completed the work.
Just had an offer accepted on a new build flat in Redland. 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 conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Redland
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
My father has suggested that I instruct his lawyers for conveyancing in Redland. Do I follow his recommendation?
No doubt it’s preferable to select a conveyancing practitioner is to get guidance from friends or family who have experience in using the solicitor that you are are thinking of instructing.