Are all Coventry Conveyancing Quality Solicitors on the Lloyds conveyancing panel?
Some major banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
We were going to get a OIP from RBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Coventry solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Coventry solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I have finally had an offer on a maisonette in Coventry agreed to, the sellers do nevertheless have a tied purchase. The vendors have offered on a flat, however it’s not been accepted yet, and are looking at other properties booked. I have instructed a high street conveyancing solicitor in Coventry. What do I do now? At what point should I apply for the mortgage with Bank of Ireland?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then valuation, Coventry conveyancing search costs, etc). First, you should ensure that your conveyancing practitioner is on the Bank of Ireland approved list. Concerning the next steps this very much depends on the uniqueness of your case, motivation for the property and on the state of the market. In a buoyant market some buyers would apply for a home loan with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they request their lawyer to press on with the conveyancing in Coventry.
Are there restrictive covenants that are commonly identified during conveyancing in Coventry?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Coventry. 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…’
The estate agent has sent us the confirmation of our purchase of a new build flat in Coventry. Conveyancing is a frightening process 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 conveyancing.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Coventry
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I decided to have a survey completed on a house in Coventry prior to appointing lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some banks will refuse to grant a loan on such a home.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. If you contact us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Coventry. Conveyancing will be smoother if you use a solicitor in Coventry especially if they are familiar with such properties in Coventry.
Do I need to be suspicious about estate agents that I am dealing with are recommending a nationwide conveyancing firm as opposed to a High Street Coventry conveyancing firm?
As is the case with many professional services, often suggestions from connections can be worth their weight in gold. Yet there are many players in a conveyancing matter; estate agents, mortgage brokers and lenders might all suggest solicitors to retain. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You have the discretion to select your own lawyer. Don't forget that many mortgage providers specify a panel list of conveyancers you have to use for the lender aspect of your house move.
My wife and I purchased a leasehold flat in Coventry. Conveyancing and Britannia mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Coventry who acted for me is not around. What should I do?
First contact HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Coventry conveyancing lawyer to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in Coventry - Sample of Queries Prior to buying
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Are there any major works in the planning that could add a premium to the maintenance charges? How is the lease structured? How many of the leaseholders are in arrears for their service charge payments?