My fiance and I are hoping to purchase a property in Bungay and have instructed a Bungay conveyancing practice. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Barclays have this afternoon contacted us to inform me that there is now an issue as our Bungay solicitor is not on their approved list of lawyers. What do we do from here?
Where you are buying a property requiring a mortgage it is conventional for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Bungay solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
My wife and I have a renovated Georgian house in Bungay. Conveyancing practitioner acted for me and Platform Home Loans Ltd. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bungay and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing lawyer who conducted the conveyancing.
Just had an offer accepted on a new build apartment in Bungay. Conveyancing is necessary evil 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.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Bungay
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
How can the Landlord & Tenant Act 1954 affect my business property in Bungay and how can you help?
The 1954 Act affords a safeguard to business lessees, giving them the a statutory right to apply to court for a new lease and continue in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Bungay is one of our hundreds of locations in which our lawyers are located
In searching the web for the words on line conveyancing in Bungay it shows results of many property lawyersin the area. With so much choice what is the best way to find the suitable conveyancer for the sale of my house?
The preferential way of seeking the right conveyancer is via trusted recommendation, so enquire of friends and family who have bought a property in Bungay or the respected estate agent or mortgage broker. Costs for conveyancing in Bungay differ, so it's sensible to secure a minimum of four fee calculations from different property lawyers. Be sure to seek confirmation that the fees are fixed.
We are thinking of choosing a web based lawyer ahead of a Bungay conveyancing firm. Am I making a mistake?
Numerous benefits exist in being able to visit a local Bungay conveyancing solicitor such as
- signing papers on short notice
- often being able to see someone face-to-face can make a significant difference, particularly for non-standard house moves
- the ability to complain if matters need to addressed
When checking fees, look carefully for hidden extras. The majority decent Bungay high street solicitors give an all-inclusive price. Many online agents seem to offer discounted prices, but have hidden 'extras' in the small print.