Our conveyancer has identified a a problem with the lease for the apartment we are purchasing in Brantham. The seller’s lawyers have suggested defective title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor says that he must be satisfied that the lender is content with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
What is the optimum way to check that the solicitor conducting my conveyancing in Brantham is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Britannia thus spending £187.00 plus VAT in another set of legal invoice.
You should take advantage of the search tool on this page. Pick the lender and type ‘Brantham’ or your location and you will see a number of lawyer based in Brantham or near you.
The formalities of my purchase has taken place for my property in Brantham. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am selling my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being pedantic. The Brantham solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Skipton have agreed my mortgage in principle, my offer on a apartment in Brantham has been agreed to, what are the next steps?
The estate agent will want to be advised as to your lawyer's details (ensure that the conveyancing practitioners are on the lender’s panel). Contact Skipton or your broker and finalise any outstanding forms. Skipton will appoint a valuer who will get in contact with the estate agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Skipton will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Brantham.
I am purchasing a property and the conveyancer has referenced Chancel Repair for which the house could be liable because it falls into the area of such a church. He has mentioned insurance. Is this really warranted for conveyancing in Brantham
Unless a previous acquisition of the house completed post 12 October 2013 you may take it that conveyancing practitioners delivering conveyancing in Brantham to continue to recommend a chancel search and or chancel repair liability policy.
Due to the advice of my in-laws I had a survey completed on a property in Brantham prior to instructing conveyancers. I have been informed that there is a flying freehold element to the property. The surveyor advised that some lenders will not grant a mortgage on such a premises.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. If you contact us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Brantham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Brantham to see if the conveyancing will be more expensive.
As co-executor for the will of my grandmother I am disposing of a property in Neath but I am based in Brantham. My conveyancer (based 260 kilometers awayneeds me to execute a stat dec prior to completion. Can you recommend a conveyancing lawyer in Brantham to attest this legal document for me?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are located in Brantham