I am in the process of selling my home in Birchgrove and the EA has just e-mailed to warn that the purchasers are appointing a new law firm. I am told that this is due to the fact that the bank will only engage with solicitors on their approved list. Why would a major lender only engage with specific solicitors rather the firm that they want to choose for their conveyancing in Birchgrove ?
Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Mortgage companies justify this action to a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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 require conveyancing for a flat in a fairly new development (seven years built) in Birchgrove. 95% of the properties are already occupied. Is it really necessary to order conveyancing searches for my conveyancing in Birchgrove?
You are opening yourself up to an unnecessary risk in failing carrying out Birchgrove conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would strongly advise in the strongest possible terms that you have them. Where time pressures and cost are top of your concerns you should discuss with your conveyancer about the option of search insurance
I am assisting my aunt sell her house in Birchgrove. Does the conveyancing solicitor order an EPC or should I organise this?
Following the abolition of Home Packs, energy assessments was kept a compulsory element of selling a property. An EPC needs to be commissioned prior to the property being marketed. This is not a task that lawyers normally organise. If you are using a Birchgrove conveyancing lawyer they might help arrange energy performance certificates given their relationships with long established Birchgrove providers
We have agreed to purchase a house in Birchgrove. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?
Given that you are obtaining a mortgage with RBS your lawyer must check the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for RBS. The CML Handbook contains minimum provisions for solar panel roof-space leases, and conveyancers are required to report to RBS where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Birchgrove.
I currently have a mortgage with Yorkshire BS for my property in Birchgrove. Conveyancing has been completed a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?
Yorkshire BS must be informed of your intention prior to letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel solicitor.
About to purchase a new build flat in Birchgrove. Conveyancing is daunting 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 is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Birchgrove
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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. Please confirm the Lease plans are surveyor prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan.
My husband and I are new to the buying process - had an offer accepted, yet the property agent informed us that the owners will only issue a contract if we use their recommended conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family conveyancer used to conveyancing in Birchgrove
It is unlikely the vendors are driving this. If they require ‘a quick sale', taking such a hostile approach to a serious purchaser is likely to cause more damage than good. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you are going to instruct your preferred Birchgrove conveyancing solicitors - not the ones that will give their estate agent a kickback or hit his conveyancing targets pre-set by corporate headquarters.
What type of conveyancing services do Birchgrove conveyancing firms handle?
Most Birchgrove conveyancing practices tend to supply a broad array of legal advice to home and land proprietors, sellers, investors, landlords and tenants including the following:
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Private sale conveyancing in Birchgrove or wider afield
Domestic purchase conveyancing in Birchgrove and beyond
Planning and boundary enquiries Conveyancing relating to new build properties Staircasing and Equity Loan Redemption Leasehold conveyancing selling and buying