Is the fact that my conveyancer in Belmont is not listed on my lender's solicitor panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Belmont conveyancing practice and ask them why they are no longer on the approved list for your lender.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Belmont. Do I pick up the keys to the property on the completion date from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Belmont?
On the day of completion you will not be required to go to the conveyancers office in Belmont. Conveyancing lawyers for you will transfer the purchase money to the vendor’s conveyancers, and once they have received this, you will be called to collect the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.
I am the only beneficiary of my late father’s will and I have everything in my name now, including the house in Belmont. Conveyancing formalities meant that the Land Registry date was in November. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the house in November. Will no one buy the property for half a year?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. many lenders would take a practical view as this obligation is chiefly there to identify subsales or the flipping of properties.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Belmont bank branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Belmont conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the conveyancing practitioner is on the bank panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender 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.
I have justbeen informed that Action Conveyancing have closed. They conducted my conveyancing in Belmont for a purchase of a freehold house 12 months ago. How can I be sure that my home is not still registered in the name of the previous owner?
The easiest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Belmont conveyancing specialists.
Just had an offer accepted on a new build flat in Belmont. 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 legal work.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Belmont
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. 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. Please supply a car parking plan.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Belmont is the location of the property. Can you shed any light on this issue?
Flying freeholds in Belmont are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Belmont you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Belmont may ascertain 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 premises.
Is it simple use the search facility to select a conveyancing solicitor in Belmont on the panel for my lender?
First select a bank such as HSBC Bank, Bank of Scotland or Platform Home Loans Ltd then type in your preferred area a common one being Belmont. Conveyancing firms in Belmont and nationally should be shown.