I am selling my home in Brockenhurst and the estate agent has just telephoned to say that the purchasers are switching conveyancer. The excuse is that the lender will only work with solicitors on their approved list. On what basis would a big named mortgage company only deal with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Brockenhurst ?
Banks have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Lending institutions blame a rise in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms 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 buyers are unlikely to have any sway in the decision.
We are only a couple days away from an exchange on a property in Brockenhurst and my parents have sent the 10% deposit to my lawyer. I am now told that as the deposit has been sent from someone other than me my lawyer needs to make a notification to my mortgage company. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I disclosed to the lender concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
The solicitor is obliged to clarify with lender to make sure that they know that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
My bank has suggested a law firm on their panel based in Brockenhurst but I would rather choose a conveyancing lawyer in Brockenhurst or nearer to where I live. Are you able to help?
Not all Brockenhurst conveyancing practitioners are listed all banks conveyancing panel. Do make use of the above find an approved solicitor tool to identify a Brockenhurst conveyancing conveyancer on the on the lender panel.
There is lots of information on this site about conveyancing in Brockenhurst but what is your top tip for appointing the right conveyancer in Brockenhurst
Do not opt for the lowest Brockenhurst conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My father pointed out to me me that in purchasing a property in Brockenhurst there could be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are anumerous of properties in Brockenhurst which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Brockenhurst should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Brockenhurst conveyancing solicitors on the Skipton conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Skipton conveyancing panel they would need to be regulated by the SRA. Some banks do permit licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
Should commercial conveyancing searches disclose impending roadworks that may affect a commercial site in Brockenhurst?
Many commercial conveyancing solicitors in Brockenhurst will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Brockenhurst. The search result provides definitive information 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 Brockenhurst.
For every commercial conveyancing transaction in Brockenhurst it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Brockenhurst commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Brockenhurst.
I've recently bought a leasehold flat in Brockenhurst. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Brockenhurst - Examples of Questions you should consider before buying
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Where a Brockenhurst lease has fewer than eighty years it will impact the value of the apartment. It is worth checking with your bank that they are content with the length of the lease. Leases with fewer than 80 years remaining means that you will probably need a lease extension sooner rather than later and you need to have some idea of what this will be. Remember, in most cases you would be required to have been the owner of the residence for two years in order to be legally able to extend the lease. How many of the leaseholders are in arrears for their service charge payments? Its a good idea to find out as much as possible regarding the company managing the block as they can either make living at the property much simpler or a lot more difficult. As the proprietor of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to day to day issues like the tidiness of the communal areas. Ask prospective neighbours whether they are happy with their management. In conclusion, be sure you understand the dates that you are obliged pay the service charge to the relevant party and precisely what it includes.