I am selling my ground floor flat in Clevedon and the EA has just called to advise that the buyers are changing their solicitor. The excuse is that the lender will only deal with property lawyers on their conveyancing panel. On what basis would a major lender only work with specific lawyers rather the firm that they want to select to handle their conveyancing in Clevedon ?
UK lenders have always had panels of law firms that can represent them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lenders attribute this action to a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms 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. The buyers are unlikely to have any sway in the decision.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who handled the conveyancing in Clevedon 5 years ago are no longer around. What are my next steps?
Nowadays there are copies made of almost everything, and your conveyancer will know exactly where to locate all the suitable paperwork so you may purchase or dispose of your property without a hitch. Where copies can’t be found, your lawyer may be able to arrange cover in the form of insurance or indemnities protecting you against future claims on the premises.
I am looking for a ground for flat up to £305k and found one near me in Clevedon I like with amenity areas and transport links nearby, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Clevedon suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
I am thinking of appointing a conveyancing solicitor in Clevedon for my house move. Is there any facility to check a solicitor's complaints history with the legal regulator?
One can see presented Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA may monitor call for training reasons.
I have just appointed agents to market my garden apartment in Clevedon. Conveyancing has not commenced, however I have recently had a half-yearly maintenance charge invoice – what should I do?
It best that you clear the service charge as you normally would given that all rents and service invoices should be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Clevedon Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
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What prohibitions are there in the Clevedon Lease? The best form of lease structure is a share of the freehold. In this arrangement the leaseholders benefit from control and even though a managing agent is frequently employed where the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. What is the the remaining lease term?
Why am I unable to complete our conveyancing in Clevedon on May bank holiday?
Because on completion the purchase price needs to pass between the banks of the purchaser and seller's property lawyer and currently this can only happen on a business day. It is not possible to complete on a weekend either.