I am progressing with the sale of my ground floor flat in Chelmsley Wood and the EA has just e-mailed to say that the buyers are swapping property lawyer. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their approved list. On what basis would a big named lender only work with certain law firms rather the firm that they want to choose to handle their conveyancing in Chelmsley Wood ?
Mortgage companies have always had panels of law firms that can represent them, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lenders point to the increase in fraud as the reason for the pruning – 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 claims that 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. The purchasers are unlikely to have any sway in the decision.
My wife and I have recently appointed a conveyancing solicitor in Chelmsley Wood. I I am struggling to find out whether they are accepted on the Bank of Scotland conveyancing panel. Could you or the lender confirm if they are on the panel?
You should call your lawyer and enquire if they are on the lender panel. Alternatively please call Bank of Scotland who may be able to assist.
A friend recommended that where I am buying in Chelmsley Wood I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Chelmsley Wood conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Chelmsley Wood around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Chelmsley Wood Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Chelmsley Wood Education with maps and statistics, Local Amenities and other useful information regarding Chelmsley Wood.
I have been pointed in your direction by a number of property agents in Chelmsley Wood to choose a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to market your services ahead of a competitor’s?
We refuse to make any referral fee for sending work in our direction. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
My step-father has suggested that I use his lawyers for conveyancing in Chelmsley Wood. Should I use them?
Much as we are happy to recommend a Chelmsley Wood conveyancing lawyer it’s preferable to choose a conveyancing lawyer is to get guidance from friends or family who have experience in using the solicitor you're are thinking of instructing.
Due to complete next month on a ground floor flat in Chelmsley Wood. Conveyancing lawyers inform me that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Chelmsley Wood should include some of the following:
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Will you be prohibited or prevented from having pets in the property? Ground rent - what is due and when is collected, and also know whether this is subject to change The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Defining your rights in relation to the communal areas in the building.E.G., does the lease provide for a right of way over an accessway or hallways? Repair and maintenance of the property
Chelmsley Wood Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing
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How many of the leaseholders are in arrears for their service charge payments? Best to be warned whether fixing the lift or some other significant cost is due in the near future that will be shared by the tenants and may well materially impact the level of the service charges or necessitate a one time payment. How much is the ground rent and service charge?