We are buying a 1 bedroom apartment in Bexhill with a mortgage. We like our Bexhill lawyer, but the lender advise she’s not on their "panel". It seems we have no option but to appoint one of the bank panel solicitors or continue with our Bexhill solicitor and pay for one of their panel ones to represent them. This feels very unfair; are we not able to require that the mortgage company use our Bexhill lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Bexhill conveyancing lawyer to apply to be on the conveyancing panel.
It is a dozen years since I acquired my home in Bexhill. Conveyancing lawyers have now been instructed on the sale but I am unable to track down my title deeds. Is this a problem?
Don’t worry too much. Firstly the deeds may be kept by your mortgage company or they could be in the possession of the solicitor who handled your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Bexhill involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.
I am purchasing a house and the conveyancer has raised the issue of Chancel Repair to which the property may be obligated to pay given it’s proximity to the area of such a church. She has recommended insurance. Is this really warranted for conveyancing in Bexhill
Unless a previous acquisition of the house completed post 12 October 2013 you may assume that conveyancing practitioners delivering conveyancing in Bexhill to remain encouraging a chancel search and or chancel repair liability insurance.
I'm purchasing a new build house in Bexhill benefiting from help to buy. The sellers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not disclose to my solicitor about this extras as it could put at risk my mortgage with Skipton Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey done on a house in Bexhill prior to retaining solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies will refuse to grant a mortgage on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bexhill. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bexhill to see if the conveyancing will be more expensive.
Due to complete next month on a basement flat in Bexhill. Conveyancing solicitors have said that they will have a report out to me within the next couple of days. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Bexhill should include some of the following:
-
Specifying your legal entitlements in relation to common areas in the block.For example, does the lease provide for a right of way over an accessway or hallways? Who has the liability for repairing the window frames What options are available to the landlord where you breach a clause of your lease? Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? What you can do if an adjoining owner is in violation of a provision in their lease?
Bexhill Leasehold Conveyancing - A selection of Questions you should ask Prior to Purchasing
-
Who manages the building? Be sure to investigate if the the lease contains any unreasonable restrictions in the lease. For example it is very common in Bexhill leases that pets are not allowed in in a block in Bexhill. If you like the apartmentin Bexhill but your dog is not allowed to make the move with you then you will be faced difficult decision. For most Bexhill leaseholds the outlay for major works tend not to be included within maintenance charges, although a few managing agents in Bexhill require tenants to pay into a sinking fund and this is used to offset against larger works.