What happens if my lawyer’s firm is removed from the Skipton Conveyancing panel ahead of completing my conveyancing in Becontree Heath?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
We are purchasing a 3 bedroom semi in Becontree Heath. The intention is to carry out an extension to the side at the property.Will the conveyancing process involve checks to ascertain if these alterations are prohibited?
Your property lawyer will check the registered title as conveyancing in Becontree Heath will sometimes reveal restrictions in the title deeds which restrict categories of changes or require the permission of a 3rd party. Many works call for local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
We previously selected conveyancers located in Becontree Heath on the Santander solicitor panel. They have just billed me a supplemental sum for dealing with the Santander mortgage. Is this a supplemental conveyancing fee specified by Santander?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner can charge a fee for this. The fee is not set by Santander but by your Becontree Heath lawyer. Numerous firms on the Santander panel will levy ’dealing with mortgage’ fee and others do not.
I can not work out if my bank requires a lease extension. I have called my Becontree Heath bank branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Becontree Heath conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their specific requirements. Who do I believe?
As long as the conveyancer is on the bank panel, they must follow the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
What does a local search reveal regarding the property I am purchasing in Becontree Heath?
Becontree Heath conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for example PSG The local search plays a central part in many a Becontree Heath conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
Are there restrictive covenants that are commonly picked up during conveyancing in Becontree Heath?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Becontree Heath. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Becontree Heath is where the house is located. What do you suggest?
Flying freeholds in Becontree Heath are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Becontree Heath you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Becontree Heath may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My wife and I have an offer in principle from Barclays Direct who indicated we could borrow up to £300k. When do I need to appoint a solicitor for conveyancing? Becontree Heath is where we are purchasing.
You can appoint a lawyer now so that the solicitor can open the ledger so they can commence their ID checks etc. Once you wish them to commence work they will seek a payment on account normally approximately £225. That should normally be once you have the loan offer from your bank and survey results, however should you wish to speed matters you can start sooner albeit risking some money.