I am selling my flat in Bourne and the EA has just called to say that the purchasers are changing their conveyancer. The reason given is that the lender will only work with property lawyers on their approved list. On what basis would a leading lender only deal with specific lawyers rather the firm that they want to appoint for their conveyancing in Bourne ?
Banks have always had panels of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Banks point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says 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. The purchasers are unlikely to have any impact on this.
We are looking to buy a house and require a conveyancing solicitor in Bourne who is on the Santander conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Bourne.
I have been recommended a conveyancing solicitor in Bourne. I need to find out whether they are accepted on the Santander approved list of lawyers. Could you or the lender confirm if they are on the panel?
The first thing to do is e-mail the conveyancer and ask them if they can act for the bank. Otherwise you should get in touch with Santander who may be able to assist.
Should commercial conveyancing searches disclose planned roadworks that could impact a commercial property in Bourne?
Many commercial conveyancing solicitors in Bourne will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Bourne. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bourne.
For each commercial conveyancing transaction in Bourne it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Bourne commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Bourne.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Bourne. Conveyancing is a frightening process 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.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Bourne
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Due to the encouragement of my in-laws I had a survey completed on a property in Bourne in advance of instructing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies tend not give a mortgage on this type of house.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bourne. Conveyancing will be smoother if you use a solicitor in Bourne especially if they are acquainted with such properties in Bourne.