Me and my fiance are acquiring a maisonette in Brimsdown. My lawyer is not listed on the mortgage company conveyancing panel. Am I still permitted to continue with my Brimsdown conveyancing solicitor notwithstanding that they are not on the mortgage company panel?
You must instruct a conveyancing practitioner to deal with the formalities when you take out a loan to purchase your property. The property lawyer will conduct all the necessary due diligence on the property, ensuring that you will be registered as proprietor and ensure that all the required mortgage paperwork is dealt with. You can select a Brimsdown property lawyer of your choice. Nevertheless, if the conveyancer appointed is not a member of the lender conveyancing panel additional fees will be incurred as separate legal representation will be need by the mortgage company. Bank panel applications may be submitted, so if your conveyancer has not previously sought membership they can do so.
Are the Brimsdown conveyancing solicitors identified as being on the UBS conveyancing panel, together with their details provided by UBS?
Brimsdown conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
My bid for a property was accepted at auction in Brimsdown. Conveyancing is necessary. What happens now?
Now that you are legally bound yourself to purchase you now have to retain a conveyancing solicitor soon as you are faced with a tight a drop dead date to complete the transaction. An auction property will ordinarily have an associated legal pack. This should include most,if not all of the documents that your lawyer requires. Where you are dealing with leasehold premises the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You must give this to the solicitor instructed by you ASAP. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Brimsdown solicitor on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Brimsdown solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Brimsdown postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Brimsdown.
We are purchasing a house and the conveyancer has mentioned Chancel Repair for 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 Brimsdown
Unless a previous purchase of the house completed after 12 October 2013 you could take it that conveyancing practitioners delivering conveyancing in Brimsdown to remain recommending a chancel search and or chancel repair liability insurance.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Brimsdown?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Brimsdown. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
In what way does the Landlord & Tenant Act 1954 affect my commercial property in Brimsdown and how can you help?
The particular law that you refer to affords protection to commercial leaseholders, giving them the dueness to apply to court for a new tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Brimsdown