I am in the process of selling my apartment in Buckinghamshire and the estate agent has just telephoned to say that the purchasers are switching conveyancer. I am told that this is due to the fact that the lender will only work with property lawyers on their conveyancing panel. Why would a big named lender only deal with specific lawyers rather the firm that they want to select for their conveyancing in Buckinghamshire ?
Banks have always had an approved set of law firms they are content to work with, but in the last few years big names such as HSBC, 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 attribute this action to a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
Is there a reason why leasehold purchase conveyancing in Buckinghamshire is more expensive?
Buckinghamshire leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
What is your number one tip for choosing a conveyancing solicitor in Buckinghamshire
Do not opt for the lowest Buckinghamshire 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 know exactly what you’ll have to pay in ahead of the deal.
My wife and I purchasing a end of terrace house in Buckinghamshire. Our aim is to carry out a loft conversion at the property.Will the conveyancing process include investigations to determine if these alterations were previously refused?
Your property lawyer will check the registered title as conveyancing in Buckinghamshire can occasionally reveal restrictions in the title documents which restrict categories of changes or need the permission of a 3rd party. Many additions require local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Buckinghamshire solicitor on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
What will a local search tell me regarding the house we're buying in Buckinghamshire?
Buckinghamshire conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for instance PSG The local search is essential in every Buckinghamshire conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
I decided to have a survey carried out on a property in Buckinghamshire prior to appointing conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some banks may not grant a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. If you contact us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Buckinghamshire. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Buckinghamshire to see if the conveyancing costs will increase in light of this.
We're first time buyers - agreed a price, but the property agent has warned us that the owners will only issue a contract if we instruct their recommended lawyers as they want an ‘expedited deal’. We would rather use a local solicitor used to conveyancing in Buckinghamshire
It is highly unlikely the vendors are behind this. Should the seller require ‘a quick sale', alienating a serious purchaser is not the way to achieve this. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to instruct your preferred Buckinghamshire conveyancing lawyers - as opposed tothe ones that will provide the estate agent a referral fee or hit his conveyancing figures pre-set by senior management.