Me and my partner are acquiring a ground floor flat in Burnage. My lawyer is not listed on the lender approved panel. Am I still permitted to retain my Burnage conveyancing solicitor notwithstanding that they are not on the lender panel?
Various options include
- Proceed with your preferred Burnage conveyancing practitioner but your bank will undoubtedly appoint a lawyer from their approved panel. This will result in additional charges and probable delay.
- Choose a fresh lawyer to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
- Appeal to your conveyancer to seek to join the mortgage company panel
Due to complete my purchase in Burnage next Tuesday. My conveyancing practitioner now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the lender. What risks does the bank expect the insurance to cover?
Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These obligations are not limited to conveyancing in Burnage.
The deeds to my house are lost. The lawyers who conducted the conveyancing in Burnage 5 years ago no longer exist. Will I be able to sell the house?
Gone are the days when you need to hold title deeds to establish that you own the land or property, given that the Land Registry hold details of all registered land or property electronically.
I am looking for a ground for flat up to £245,000 and found one close by in Burnage I like with open areas and railway links in the vicinity, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Burnage in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan that many years will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
In my capacity as executor for the estate of my grandmother I am disposing of a residence in Cardiff but I am based in Burnage. My conveyancer (who is 235 miles from meneeds me to execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing practitioner in Burnage who can attest this legal document for me?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are based in Burnage
I need to change lawyers as my Burnage lawyer is not on the bank's panel of conveyancing solicitors. Is it advisable to appoint a new law firm?
In the event that you have not formally instructed a conveyancer to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Burnage that you're considering.