My wife and I are planning to buy a flat in Coniston and are in fact using a Coniston conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Skipton Building Society have this afternoon contacted us to inform me that there is now an issue as our Coniston solicitor is not on their approved list of lawyers. What do we do from here?
Where you are buying a property needing a mortgage it is usual for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Coniston lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
We're in Coniston, First timers buying with a mortgage (lender is Yorkshire BS , and our lawyer is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Yorkshire BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We are buying a 3 bedroom semi in Coniston. Our aim is to convert the garage to a playroom at the property.Will legal work on the property involve enquiries to determine if these works are prohibited?
Your conveyancer should review the registered title as conveyancing in Coniston will on occasion reveal restrictions in the title documents which prevent certain changes or require the consent of another owner. Some extensions require local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
is it true that all Coniston solicitor firms on the Aldermore conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Aldermore conveyancing panel they would need to be overseen by the SRA. Many mortgage companies do permit licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
After months of negotiation I have agreed a price on a house in Coniston. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. A few days later, the lawyer contacted me sheepishly admitting that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Coniston?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Coniston. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Just had an offer accepted on a new build flat in Coniston. 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.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Coniston
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There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared.
How do I locate a Coniston solicitor on the HSBC Bank conveyancing panel? I have wheels and am prepared to travel upto 25miles to meet the conveyancer.
You can use the tool on this page. Please choose the mortgage company and your location and you will see a number of Coniston conveyancing lawyers locally. We have listed some Coniston conveyancing firms towards the end of this page and you can ring them to verify whether they are on the HSBC Bank approved list