Is the fact that my solicitor in Broseley is not on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Broseley conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
We are planning on selling our home in Broseley and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Broseley. We have lived in Broseley for many years we know that this is a non issue. Should we get in touch with our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Are there restrictive covenants that are commonly identified as part of conveyancing in Broseley?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Broseley. 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…’
How does conveyancing in Broseley differ for new build properties?
Most buyers of new build premises in Broseley come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Broseley typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Broseley or who has acted in the same development.
Is it possible to swap firm as I have to retain one who is on the Britannia conveyancing panel. I instructed a high street conveyancing solicitor in Broseley five minutes from me but the firm is not accepted by Britannia
We will our best to assist in finding you a conveyancing solicitor in Broseley on the Britannia panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Broseley. In utilising search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Broseley.
Jane (my partner) and I may need to let out our Broseley 1st floor flat for a while due to a new job. We instructed a Broseley conveyancing firm in 2001 but they have closed and we did not have the foresight to get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Some leases for properties in Broseley do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Broseley Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
-
Where a Broseley lease has fewer than 80 years it will impact the value of the apartment. Check with your lender that they are content with the length of the lease. A short lease means that you will most likely have to extend the lease at some point and you need to have some idea of how much this would cost. Remember, in most cases you will be required to have owned the property for 24 months before you are legally able to carry out a lease extension. This question is useful as a) areas can cause problems for the building as the common areas may start to deteriorate where services remain unpaid b) if the tenants have an issue with the managing agents you will want to know about it Best to be warned if a new roof is being installed or some other significant cost is anticipated that will be shared by the leasehold owners and will dramatically impact the level of the service costs or require a one off invoice.