I am nearing exchange of contracts for my maisonette in Corby and the EA has just telephoned to advise that the purchasers are switching law firm. I am told that this is due to the fact that the bank will only engage with solicitors on their approved list. On what basis would a leading mortgage company only engage with specific law firms rather the firm that they want to choose for their conveyancing in Corby ?
UK lenders have always had an approved set of law firms that can represent them, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Banks blame a rise in fraud by way of justification for the pruning – criteria have been stiffened 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 says 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 not going to have any sway in the decision.
I have given 2 months notice to my current landlord and have to leave my rented apartment in Corby by the end of next month. Conveyancing for my house purchase is underway. Is it possible to complete in 5 weeks as I wish to avoid having to move into temporary accommodation?
Generally one should not serve notice on a rental until you have exchanged. If you have not already done so, speak to your lawyer and ask them to they apply pressure on the sellers lawyers, try to an agreed time frame that everyone will work to achieve
Do commercial conveyancing searches reveal planned roadworks that may affect a commercial site in Corby?
Many commercial conveyancing solicitors in Corby will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Corby. The search result sets out definitive information 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 Corby.
For each commercial conveyancing transaction in Corby it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Corby commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Corby.
About to purchase a new build flat in Corby. Conveyancing is necessary evil 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 legal work.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Corby
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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 unsold units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Corby is the location of the property. What do you suggest?
Flying freeholds in Corby are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Corby you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Corby may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I need to instruct a conveyancing solicitor for leasehold conveyancing in Corby. I happened to stumble upon a web site which looks to be the perfect solution If there is a chance to get all the legals completed via web that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?