I am one month into the sale of my flat in Barton le Willows and the EA has just called to warn that the purchasers are appointing a new solicitor. The excuse is that the mortgage company will only deal with solicitors on their conveyancing panel. On what basis would a major lender only work with specific solicitors rather the firm that they want to select to handle their conveyancing in Barton le Willows ?
Banks have always had panels of law firms that can represent them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks blame a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to oversee. 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. Your purchasers are not going to have any sway in the decision.
I own a freehold premises in Barton le Willows but still charged rent, why is this and what is this?
It’s unusual for properties in Barton le Willows and has limited impact for conveyancing in Barton le Willows but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
I am buying a house and require a conveyancing solicitor in Barton le Willows who is on the Bank of Ireland approved. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Ireland in certain locations such as Barton le Willows. We dont recommend any particular firm.
I am purchasing a end of terrace house in Barton le Willows. Our aim is to carry out a loft conversion at the property.Will the conveyancing process involve checks to determine if these works are permitted?
Your property lawyer will check the deeds as conveyancing in Barton le Willows will occasionally reveal restrictions in the title documents which restrict certain works or need the permission of another owner. Some extensions require local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
When it comes to lenders such as Bank of Ireland, do Barton le Willows solicitors face a yearly amount to be on the conveyancing panel?
We are unaware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
We have agreed to purchase a house in Barton le Willows. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
As your lender is HSBC your lawyer must check the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and solicitors are required to report to HSBC where a lease fails to comply with these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Barton le Willows.
The estate agent has sent us the confirmation of our purchase of a new build flat in Barton le Willows. Conveyancing is daunting 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 are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Barton le Willows
-
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Please confirm the Lease plans are architect prepared.
How much experience do your Barton le Willows conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Barton le Willows conveyancing lawyers help thousands of people move home every year and assisted lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Barton le Willows conveyancers have worked on recent similar cases.