We are planning to buy a 2 bedroom apartment in Blaby with a mortgage. We like our Blaby solicitor, but the lender says she’s not on their "panel". It appears that we have no option but to use one of the mortgage company panel firms or keep our Blaby property lawyer and pay for one of their panel lawyers to act for them. This feels very unfair; are we not able to demand that the mortgage company use our Blaby conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Blaby conveyancing solicitor to apply to be on the conveyancing panel.
Finally the sale completed on my house in Blaby last September but my buyer keeps telephoning me complaining that his lawyer is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
Following your house sale your conveyancer is committed to send the transfer documentation and all of the paperwork to the purchaser's solicitors. Where relevant, your lawyer must also confirm that the legal charge in favour of the lender has been paid off to the purchasers conveyancers. There are no post completion procedures just for conveyancing in Blaby.
My Solicitor in Blaby is not on the Yorkshire Building Society Approved Panel. Can I still use my prefered solicitor notwithstanding that they are not on the Yorkshire Building Society list of approved lawyers?
Your options are as follows:
- Carry on with your existing Blaby lawyers but Yorkshire Building Society will need to retain a conveyancer on their panel. This will inevitably rack up the overall conveyancing fees and cause frustration.
- Choose an alternative lawyer to act in the conveyancing, remembering to check they are Persuade your lawyer to do everything within their powers to join the Yorkshire Building Society conveyancing panel
Due to the guidance of my in-laws I had a survey completed on a property in Blaby before retaining conveyancers. I have been told that there is a flying freehold element to the house. The surveyor has said that some mortgage companies will not give a loan on this type of property.
It varies from the lender to lender. Lloyds has different requirements from Halifax. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Blaby. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Blaby to see if the conveyancing costs will increase in light of this.
My husband and I are novice buyers - had an offer accepted, but the selling agent has warned us that the seller will only move forward if we appoint their chosen solicitors as they need a ‘quick sale’. My instinct tells me that we should use a local solicitor used to conveyancing in Blaby
We suspect that the owner is unaware of this request. Should the owner desire ‘a quick sale', turning down a motivated purchaser is not the way to achieve this. Try to communicate with the vendors directly and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your preferred Blaby conveyancing lawyers - as opposed tothose that will earn their negotiator at the agency a referral fee or hit his conveyancing thresholds set by head office.
I am intending to let out my leasehold apartment in Blaby. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
Some leases for properties in Blaby do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Blaby Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying
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Its a good idea to find out as much as you can regarding the company managing the block as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to every day matters such as the upkeep of the communal areas. You should not be afraid to ask other tenants if they are happy with their management. On a final note, be sure you know the dates that the service fees are due to the relevant party and specifically what you get for your money. How much is the maintenance charge and ground rent on the property? Best to be warned if changing the roof or some other significant cost is due in the foreseeable future to be shared amongst the leaseholders and may well materially increase the the service charges or result in a specific invoice.