Me and my partner are purchasing a 2 bedroom apartment in Ascot with a mortgage. We like our Ascot conveyancer, but the bank says she’s not on their "panel". It seems we have little option but to appoint one of the bank panel conveyancing practices or continue with our Ascot conveyancer and pay for one of their panel ones to act for them. This feels very unfair; can we not require that the bank use our Ascot conveyancer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. Another option that might be available is for your Ascot conveyancing solicitor to apply to be on the conveyancing panel.
My Ascot conveyancer has discovered a discrepancy between the information in the home valuation survey and what is in the title deeds. My solicitor says that he must check that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance right?
Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions 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 you.
Have completed on a a semi-detached house in Ascot , how long will it take for the Land Registry to register the transfer to my name? My Ascot conveyancing solicitor has been very slow, so I want to be certain that my ownership is recorded.
As far as conveyancing in Ascot is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timescales can differ depending on who lodges the application, whether it is in order and whether the Land registry communicate with any 3rd parties. At present in the region of three quarters of submission are completed in less than three weeks but some can be subject to extensive hold-ups. Registration is effected after the new owner has moved in to the property so 'speed' is not typically an essential issue yet if there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.
I am 14 days into a freehold purchase having been directed to solicitors by the estate agent to carry out the conveyancing in Ascot. I am am starting to be disappointed with the quality of service. Could you you assist me in finding new conveyancers?
They would have to be really bad to suggest replacing them. Has your mortgage been generated? If so you must make them aware of the replacement conveyancer and have the mortgage documents are re-sent. Your new conveyancer needs to be on the lenders approved list to avoid supplemental fees and delays. That should be your first question of the new lawyers. Our find a solicitor tool will help you find a lender approved solicitor for your home move in Ascot
In relation to leasehold conveyancing in Ascot what are the most common lease defects?
Leasehold conveyancing in Ascot is not unique. All leases are unique and drafting errors can result in certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:
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Insurance obligations A provision for the recovery of money spent for the benefit of another party.
You could have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Skipton Building Society, and Nottingham Building Society all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, forcing the buyer to pull out.
Ascot Conveyancing for Leasehold Flats - Examples of Questions you should consider before Purchasing
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Who takes charge for maintaining and repairing the building? Does this lease have more than 85 years remaining? Are any of leasehold owners in dispute over their service charge payments?
What tools are available to search for a Ascot conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 10kilometers to attend the solicitor.
Feel free to make use of the find a conveyancing panel search on this website. Please choose the lender and your location, in this case Ascot and you will see a number of lawyer located nearest Ascot. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.