I am selling my house in Aylsham and the estate agent has just telephoned to advise that the purchasers are switching conveyancer. The reason given is that the bank will only deal with solicitors on their conveyancing panel. On what basis would a big named mortgage company only engage with specific law firms rather the firm that they want to choose to handle their conveyancing in Aylsham ?
UK lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Banks point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to disclose 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 purchasers are unlikely to have any sway in the decision.
A friend recommended that where I am buying in Aylsham I should ask my conveyancer to perform 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 Aylsham conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Aylsham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Aylsham Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Aylsham.
I am buying a new build flat in Aylsham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Aylsham
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
Due to the advice of my in-laws I had a survey completed on a house in Aylsham prior to retaining conveyancers. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies will not grant a loan on a flying freehold house.
It varies from the lender to lender. Santander has different requirements for example to Nationwide. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Aylsham. Conveyancing will be smoother if you use a solicitor in Aylsham especially if they regularly deal with such properties in Aylsham.
How easy is it to transfer to a new conveyancer as I need to retain a firm on the Coventry Building Society conveyancing list. I had appointed a family conveyancing solicitor in Aylsham five minutes from me but the firm is not approved by Coventry Building Society
It would be our pleasure to assist you find a conveyancing solicitor in Aylsham on the Coventry Building Society panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Aylsham. Using the find a conveyancing solicitor tool on this page, you can compare costs for conveyancing solicitors in Aylsham and throughout England and Wales.
Am I better off to use a Aylsham conveyancing lawyer in close proximity to the house I am buying? We have a good friend who can perform the legal work however they are based a couple of hundredmiles away.
The benefit of a local Aylsham conveyancing firm is that you can pop in to execute documents, present your identification documents and pester them if necessary. They will also have local insight which is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and they were content that should outweigh using an unfamiliar Aylsham conveyancing lawyer solely due to them being local.