I am progressing with the sale of my home in Alnwick and the EA has just telephoned to warn that the buyers are switching solicitor. The reason given is that the lender will only deal with solicitors on their approved list. On what basis would a leading mortgage company only engage with certain solicitors rather the firm that they want to choose to handle their conveyancing in Alnwick ?
Mortgage companies have always had an approved set of law firms they are willing to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lenders blame a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Alnwick?
There are two types of lawyers who can carry out conveyancing in Alnwick namely licenced conveyancers or solicitors. The two can handle the legal services that you need to complete the disposal or purchase of property. Both are duty bound to conduct Alnwick conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that the requisite steps will be appropriately adhered to.
We are purchasing a detached bungalow in Alnwick. The intention is to convert the garage to a playroom at the property.Will the conveyancing process include enquiries to see if these alterations are prohibited?
Your property lawyer should check the registered title as conveyancing in Alnwick will occasionally reveal restrictions in the title documents which prohibit categories of changes or necessitated the permission of a 3rd party. Many additions require local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
Completion of my purchase has taken place for my property in Alnwick. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Should our conveyancer be asking questions about flooding as part of the conveyancing in Alnwick.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Alnwick. Plenty of people will buy a house in Alnwick, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not best placed to give advice on flood risk, however there are a various searches that can be initiated by the purchaser or by their lawyers which can give them a better appreciation of the risks in Alnwick. The standard completed inquiry forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to determine whether the property has ever been flooded. If flooding has previously occurred and is not notified by the owner, then a buyer may issue a claim for damages as a result of such an misleading answer. The buyer’s solicitors should also commission an environmental report. This will reveal if there is any known flood risk. If so, further inquiries will need to be carried out.
I am buying a new build flat in Alnwick. 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 few leasehold new build questions that you can expect your new-build leasehold conveyancing in Alnwick
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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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
What makes your site different to alternative web based conveyancing brokers for conveyancing in Alnwick?
At this site secure a fixed fee quote via a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Alnwick. As opposed to estate agents and brokerage sites we do not charge firms a commission if you choose them for your property ownership legalities in Alnwick
My boyfriend is buying a studio flat in Alnwick. He was given a quote by the conveyancer suggested by the estate agents and it came to £1245 . It was 7 years ago I sold and bought a house and the fee was £600. Have costs really gone up that much?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Alnwick searches, land registry fees, etc)