Me and my fiance are intending to acquire a 1 bedroom flat in Breaston with a mortgage. We have a Breaston conveyancer, but the lender advise he's not on their "panel". It seems we have no choice but to instruct one of the bank panel firms or keep our Breaston property lawyer and pay for one of their panel ones to act for them. We regard this is unjust; can we not insist that the lender use our Breaston lawyer ?
Unfortunately,no. 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 Breaston conveyancing solicitor to apply to be on the conveyancing panel.
Finally the sale completed on my house in Breaston last December yet the purchaser is e-mailing every few hours to say their lawyer is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
Following your sale your lawyer should deliver the transfer documentation and all of the paperwork to the purchaser's conveyancer. Where relevant, your lawyer must also evidence that the mortgage has been repaid to the buyers lawyers. There are no post completion steps specific conveyancing in Breaston.
This question may be naive but I am wet behind the ears as a first time buyer of a garden flat in Breaston. Do I collect the keys to the house on the completion date from my solicitor? If this is the case, I will use a local conveyancing solicitor in Breaston?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s conveyancers, and once they have received this, you should be able to receive the keys from the property Agents and start moving into the property. Usually this happens early afternoon.
I am planning to move home in January. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Breaston. Conveyancing solicitor was found before I stumbled across this site.
On the day of completion you can pick up the keys from the selling agent but this can only occur once the sellers conveyancers advise the agent that the monies to complete are in and the keys can be collected. You can advise the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can help you choose a residential property solicitor in Breaston or a lawyer with expertise in conveyancing in Breaston.
Planning on purchasing a apartment in Breaston. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Breaston property lawyer is on the Clydesdale conveyancing panel.
I am buying a property and the conveyancer has referenced Chancel Repair to which the house may be obligated to pay because it falls into the area of such a church. She has recommended insurance. Is this strictly warranted for conveyancing in Breaston
Unless a prior acquisition of the house completed after 12 October 2013 you may assume that solicitors carrying out conveyancing in Breaston to remain encouraging a chancel search and or chancel repair liability insurance.
About to purchase a new build flat in Breaston. Conveyancing is daunting 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 selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Breaston
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Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I have just appointed agents to market my basement apartment in Breaston. Conveyancing lawyers have not yet been instructed, but I have recently received a half-yearly service charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as normal because all ground rent and service charges will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Leasehold Conveyancing in Breaston - A selection of Questions you should ask Prior to buying
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It would be prudent to find out as much as possible about the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are frequently at the mercy of the managing agents both financially and when it comes to daily matters like the tidiness of the common parts. Ask prospective neighbours if they are happy with them. Finally, be sure you understand the dates that you are obliged pay the service charge to the managing agents and specifically what it includes. Are there any major works anticipated that will likely add a premium to the maintenance fees? Are any of leasehold owners in arrears of their service charge liability?