Our Brislington lawyer has discovered a difference between the information in the valuation survey and what is revealed within the conveyancing documents. My solicitor has advised that he needs to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s stance appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Are all Brislington Conveyancing Quality Solicitors on the Santander conveyancing list of approved practices?
A selection of banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
I was told four weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Brislington is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have instructed a Brislington property lawyer having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Brislington postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Brislington.
My friend advised me that where I am buying in Brislington I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard Brislington conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Brislington around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Brislington.
3 months have elapsed since my purchase conveyancing in Brislington concluded. I have checked the Land Registry site 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 asset 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.
I am using a search engine for the phrase cheap conveyancing in Brislington it brings up many solicitorsin the area. With so much choice what is the best way to find the suitable conveyancer for my move?
The preferential way of finding a suitable conveyancer is via trusted testimonial, so enquire of friends and relatives who have bought a property in Brislington or the local estate agent or financial adviser. Costs for conveyancing in Brislington differ, so it's a good idea to request a minimum of three estimates from different solicitors. Be sure to seek confirmation that the costs are guaranteed not to to be inflated.