We wish to acquire a newly converted apartment in Downham with a mortgage from Clydesdale.We use our Downham conveyancing lawyer but Clydesdale says her practice is not on their approved list of member firms. It seems we are left with no choice but to instruct a Clydesdale panel firm or retain our preferred solicitor and fork out for a Clydesdale panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Clydesdale use our lawyer?
No, not really. The home loan issued to you is subject to its terms and conditions, a common one being that lawyers must be on the Clydesdale solicitor panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Clydesdale
Can I be sure that the Downham conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Downham getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor handling your transaction.
About to purchase house in Downham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Downham property lawyer is on the TSB conveyancing panel.
Co-operative have agreed my home loan in principle, my offer on a house in Downham has been accepted, what happens next?
Your estate agent will wish to know who your solicitors are (make sure the lawyers are on the lender’s approved list). Contact Co-operative or the broker and finalise any outstanding forms. Co-operative will appoint a valuer who will get in touch with the selling agent or vendor to arrange a time for the valuation to happen. Once conducted (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Co-operative will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Downham.
My wife and I own a 4 bedroom Victorian house in Downham. Conveyancing solicitor acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Downham and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing solicitor who conducted the work.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, chain free conveyancing. Downham is where the house is located. Can you offer any assistance?
Flying freeholds in Downham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Downham you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Downham may determine 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 am on look out for some leasehold conveyancing in Downham. Before I set the wheels in motion I would like to find out the remaining lease term.
If the lease is registered - and 99.9% are in Downham - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Downham conveyancing firm to act on my behalf?
Where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to decide the premium.
An example of a Freehold Enfranchisement decision for a Downham flat is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268
How diverse are the property law services that Downham conveyancing practices undertake?
In the main Downham conveyancing companies will provide various services to domestic and agricultural land owners, vendors, investors, landlords and tenants including the following:
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Home sale conveyancing in Downham or wider afield
Private residential purchase conveyancing in Downham and beyond
Conveyancing relating to new build properties Sale and purchase of shared ownership properties throughout England and Wales not isolated to Downham Non-contentious landlord & tenant matters Buying and selling of garden land