My fiance and I are purchasing an apartment in Cromer. My lawyer is not on the mortgage company conveyancing panel. Can I still appoint my Cromer conveyancing solicitor notwithstanding that they are not on the lender panel of approved conveyancing solicitors?
Various options include
- Proceed with your preferred Cromer conveyancer but your bank will need to retain a solicitor on their conveyancing panel. The net result is additional charges and potential frustration.
- Get a new property lawyer to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Convince your conveyancing practitioner to do everything within their powers to get accepted on the bank’s conveyancing panel
As I am unsure how the conveyancing process works what is the most important piece of guidance you can impart concerning purchase conveyancing in Cromer?
Not many law firms shout this from the rooftops but conveyancing in Cromer and elsewhere in Norfolk is often a confrontational process. In other words, when it comes to conveyancing there is lots of room for confrontation between you and others involved in the transaction. For instance, the vendor, selling agent and sometimes a lender. Selecting a solicitor for your conveyancing in Cromer should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the transaction whose role it is to protect your legal interests and to protect you.
There is a distinct increase of a "blame" culture- someone must be at fault for the process taking so long. We recommend that you your first instinct should be to trust your lawyer above the other players in the home moving process.
I am considering applying for a Barclays mortgage for purchase of a new build (under development) in Cromer with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Barclays ?
There is nothing to stop you using your solicitor, but Barclays will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Are there restrictive covenants that are commonly identified as part of conveyancing in Cromer?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Cromer. 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…’
How does conveyancing in Cromer differ for newly converted properties?
Most buyers of new build property in Cromer contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in Cromer tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Cromer or who has acted in the same development.
I own a leasehold house in Cromer. Conveyancing and Clydesdale mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Cromer who acted for me is not around. What should I do?
First contact the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to instruct a Cromer conveyancing practitioner 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 landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Cromer - Examples of Questions you should consider before buying
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Does the lease contain onerous restrictions? How many years are left on the lease?