I am in the process of selling my ground floor flat in Chorley and the EA has just e-mailed to warn that the purchasers are changing their property lawyer. The reason given is that the lender will only deal with property lawyers on their approved list. Why would a big named mortgage company only deal with certain law firms rather the firm that they want to select to handle their conveyancing in Chorley ?
Banks 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 worked with them for more than 15 years.
Lenders justify this action to a rise in fraud by way of justification for the cull – 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. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial site in Chorley?
Many commercial conveyancing solicitors in Chorley will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Chorley. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Chorley.
For each commercial conveyancing transaction in Chorley it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Chorley commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Chorley.
I am buying a new build apartment in Chorley. Conveyancing is a frightening process 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 conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Chorley
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Please supply a car parking plan. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Due to the guidance of my in-laws I had a survey completed on a property in Chorley prior to appointing solicitors. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some lenders will not grant a loan on such a home.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Chorley. Conveyancing will be smoother if you use a solicitor in Chorley especially if they are accustomed to such properties in Chorley.
Is it possible to change conveyancer as I have to instruct a firm on the HSBC Bank conveyancing list. I was using a local conveyancing solicitor in Chorley round the corner but he is not approved by HSBC Bank
It would be our pleasure to help you find a conveyancing solicitor in Chorley on the HSBC Bank panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Chorley. Using the find a conveyancing solicitor tool on this site, you can contrast fees for conveyancing solicitors in Chorley and beyond.
My wife and I purchased a leasehold flat in Chorley. Conveyancing and Barclays Direct mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Chorley who acted for me is not around. Do I pay?
First contact the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to instruct a Chorley conveyancing firm to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Chorley Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying
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The majority of Chorley leasehold apartments will have a service charge for maintenance of the building invoiced on behalf of the freeholder. Should you buy the apartment you will have to meet this contribution, usually periodically during the year. This can vary from several hundred pounds to thousands of pounds for large purpose-built buildings. In all probability there will be a ground rent for you to pay annual, this is usually not a exorbitant figure, say approximately £25-£75 but you need to enquire as occasionally it can be many hundreds of pounds. How much is the ground rent and service charge? How many years are left on the lease?