My wife and I are buying a 2 bedroom flat in Broad Haven with a mortgage. We wish to retain our Broad Haven lawyer, but the lender says she’s not on their "panel". It appears that we have little option but to use one of the mortgage company panel conveyancing practices or retain our Broad Haven conveyancer and pay for one of their panel firms to represent them. We regard this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Broad Haven conveyancing solicitor to apply to be on the conveyancing panel.
The vendors of the property we are hoping to buy have instructed a conveyancing firm in Broad Haven who has suggested a preliminary agreement with a payment of 5k. Are such arrangements the norm for Broad Haven conveyancing transactions?
Exclusivity contracts are contracts binding a property owner and purchaser giving the buyer the sole right to the sale of the premises for a limited period of time. Essentially, a lock out agreement is a contract stating that you should be issued with a contract at a later time which is the main conveyancing contract. It tends to be used for buyer assurance though in many situations, the vendor may enjoy an upside from such agreements as well. There are various positives and negatives to using them but you should to check with your lawyer but beware that it may result in incurring more in conveyancing fees. For this these agreements are not popular in relation to conveyancing in Broad Haven.
We're in Broad Haven, First time buyers purchasing with a mortgage (lender is Barclays , and our solicitor is on the Barclays conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Barclays conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Have just purchased a probate house at auction in Broad Haven. Conveyancing is necessary. What are my next steps?
Now that you are for in every practical sense signed on the dotted line you must find a conveyancing practitioner quickly as you are faced with a fast approaching a drop dead date to complete the purchase. Every auction property should have an associated auction pack. This will include evidence of title and search results. Where you are dealing with leasehold premises the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You should pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .
We are buying a victorian detached house in Broad Haven. We would like to an extension at the rear at the property.Will the conveyancing process involve enquiries to ascertain if these alterations are permitted?
Your solicitor will review the registered title as conveyancing in Broad Haven can sometimes reveal restrictions in the title documents which restrict categories of alterations or necessitated the permission of another owner. Some works need local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor prior to committing yourself to a purchase.
My conveyancer has informed me that defective lease insurance is required on my purchase. What is the level of cover for Broad Haven conveyancing?
The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
I am buying a new build flat in Broad Haven. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Broad Haven
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I decided to have a survey done on a house in Broad Haven before appointing conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some banks will refuse to give a mortgage on such a property.
It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Broad Haven. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Broad Haven to see if the conveyancing costs will increase in light of this.