I am one month into the sale of my home in Dulverton and the estate agent has just e-mailed to advise that the purchasers are changing their law firm. The reason given is that the bank will only engage with solicitors on their approved list. Why would a big named lender only engage with specific solicitors rather the firm that they want to select to handle their conveyancing in Dulverton ?
Banks have always had panels of law firms they are content to work with, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lenders point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that 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 impact on this.
Do the Building Society Association intend to launch a searchable register to to identify solicitors on the Darlington Building Society conveyancing panel for example in Dulverton?
We are not aware of any plans on the part of the BSA to promote such a search facility.
My friend advised me that where I am buying in Dulverton I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Dulverton conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Dulverton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Dulverton Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Dulverton.
I am buying a new build flat in Dulverton. Conveyancing is a frightening process 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 conveyancing.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Dulverton
-
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? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. 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.
Due to the advice of my in-laws I had a survey completed on a house in Dulverton in advance of instructing lawyers. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies may refuse to grant a mortgage on a flying freehold premises.
It depends who your proposed lender is. HSBC has different instructions from Halifax. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Dulverton. Conveyancing will be smoother if you use a solicitor in Dulverton especially if they regularly deal with such properties in Dulverton.
I am downsizing from my home. My previous conveyancers closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Dulverton if that affects matters.
Do use our search tool to help you find a solicitor for your conveyancing in Dulverton. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.