We are purchasing a 3 bedroom flat in Calcot with a mortgage. We like our Calcot solicitor, however the bank says she’s not on their "panel". We have to appoint one of the lender panel firms or retain our Calcot conveyancing practitioner and pay for one of their panel ones to represent them. We regard this is unjust; can we not require that the mortgage company use our Calcot solicitor ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Calcot conveyancing solicitor to apply to be on the conveyancing panel.
I am the single recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Calcot. The Calcot property was put into my name in September. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my property ownership could be considered the same way as if I'd bought the property in September. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Most banks would take a sensible view as this provision is primarily there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
Is it correct that all Calcot CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing panel?
It is true that some lenders now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
I am buying a property in Calcot. An unusual 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?
Given that your lender is Lloyds your lawyer must check the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook contains minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Lloyds where a lease fails to satisfy these requirements. The requirements relate to the installation of panels on properties nationwide and is not limited to Calcot.
I own a semi-detached Victorian house in Calcot. Conveyancing solicitor represented me and Alliance & Leicester . I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for 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 Calcot 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 purchasers. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.
The estate agent has sent us the confirmation of our purchase of a new build flat in Calcot. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Calcot
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Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
What tools are available to identify a Calcot solicitor on the HSBC Bank conveyancing panel? I drive a motor bike and am willing to travel upto 20kilometers to meet the solicitor.
Feel free to make use of the search on this page. Please pick a mortgage company and your location and you will see a number of Calcot conveyancing lawyers based on proximity. We have detailed some Calcot conveyancing firms at the bottom of this page and you can telephone them to check whether they are on the HSBC Bank panel
Midway through the sale of a leasehold flat in Calcot. Conveyancing is fine but we have been asked to pay a fortune from the landlord. To date we have paid £225 for a leasehold management information and then a further £117.20 for answers to questions raised by the purchaser's lawyer.
Neither you or your property lawyer will have any sway over the extent of the bill for this information but the average costs for the information for Calcot leasehold premises is £360. When it comes to Calcot conveyancing deals it is conventional for the seller to cover the costs. The freeholder or their agents are under no legal obligation to address these questions although many will be willing to do so - albeit often at exorbitant prices disproportionate to the work involved. Unfortunately there is no statute that requires fixed charges for administrative tasks. There is no set time limit by which they are duty bound to issue answers.