I can't travel far from Burnham. What is the rationale as to why all Burnham solicitors aren't included on all bank panels?
Mortgage Companies tend to impose restrictions on either the type or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that the firm must have two or more partners. As well as restricting the nature of firm, some lenders made a decision to limit the number of firms they use to act for them. You should note that lenders have no liability for the accuracy of service supplied by any Burnham lawyer on their approved list. Mortgage fraud was a key driver in the reduction of solicitor panels in the last decade notwithstanding that there are differing views concerning whether solicitors sat at the center of that fraud. Statistics via HMLR indicates that thousands of conveyancing firms only carry out less than three conveyances annually. Those advocating conveyancing panel pruning question why law firms should have claim to remain on a conveyancing panel when clearly conveyancing is not their speciality?
Would the conveyancing practitioners that are recommend execute auction conveyancing in Burnham?
There are a few niche practitioners we can connect you with those conducting auction conveyancing. Burnham is just one of the many areas of where our lawyers cover.
Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a two bedroom flat in Burnham. Do I collect the keys to the house on completion from my solicitor? If so, I will instruct a local conveyancing solicitor in Burnham?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the seller's conveyancers, and once they have received this, you will be invited to receive the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
I am being advised by my solicitor that lack of right of way insurance is required on my purchase. What is the level of cover for Burnham conveyancing?
The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
I am purchasing a property in Burnham. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Lloyds your lawyer must check the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and solicitors are required to report to Lloyds where a lease fails to comply with these requirements. The requirements relate to the installation of panels on properties countrywide and is not limited to Burnham.
My friend advised me that if I am purchasing in Burnham I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Burnham conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Burnham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Burnham Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Burnham Education with maps and statistics, Local Amenities and other useful data regarding Burnham.
How does the Landlord & Tenant Act 1954 affect my commercial property in Burnham and how can you help?
The 1954 Act affords security of tenure to business tenants, giving them the a statutory right to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Burnham is one of the many locations in which the firms we work with are based
At what stage do I cover the costs of the Stamp Duty Land Tax due for my Burnham property purchase?
Your property lawyer will fill out a Land Transaction Return Form for you during your Burnham conveyancing transaction for you to sign. On completion your lawyer will submit your STL application to the Tax Authorities and - as long as they have the funds - discharge any tax bill payable on your behalf.