I am progressing with the sale of my apartment in Attleborough and the EA has just telephoned to warn that the purchasers are changing their law firm. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their conveyancing panel. Why would a leading lender only engage with certain lawyers rather the firm that they want to select for their conveyancing in Attleborough ?
Lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lenders attribute this action to a rise in fraud as the reason for the pruning – criteria have been narrowed 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 claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms 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. Your purchasers are unlikely to have any sway in the decision.
Can your site be used to locate a Conveyancing solicitor in Attleborough even where I’m not purchasing or disposing of a house, for instance if I want to acquire an office in Attleborough with a loan from Britannia?
Our comparison service is primarily there to select domestic conveyancing solicitors in Attleborough but we have recorded at the bottom of this page a selection of Attleborough commercial conveyancing firms. You will need to make contact with the firm directly to establish if they can also act for Britannia
My uncle passed away 10 months ago and as sole heir and executor I was left the property in Attleborough. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this possible?
If you intend to refinance then Aldermore will insist on your using a conveyancer on the Aldermore conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Aldermore conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Aldermore mortgage is registered as a charge at the Land Registry.
My wife and I have a renovated Georgian house in Attleborough. Conveyancing solicitor represented me and Coventry Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You need to 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Attleborough and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing practitioner who conducted the conveyancing.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Attleborough. Conveyancing is necessary evil 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.
Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Attleborough
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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. 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 the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants.
As co-executor for the estate of my aunt I am selling a residence in Swansea but live in Attleborough. My lawyer (approximately 260 miles from meneeds me to execute a statutory declaration ahead of completion. Can you recommend a conveyancing practitioner in Attleborough who can witness this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Attleborough based