Our solicitor has uncovered a a legal deficiency with the lease for the flat we are buying in East Dean. The other side have put forward defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our conveyancing practitioner has advised that he must ensure that the bank is willing to move forward with this solution. Who is the client here, us or the bank?
Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the bank are the client. These conveyancing instructions have to be complied with.
I am purchasing a flat and require a conveyancing solicitor in East Dean who is on the Norwich and Peterborough Building Society solicitor. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Norwich and Peterborough Building Society in certain locations such as East Dean. We dont recommend any particular firm.
Is it correct that all East Dean CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing list of approved solicitors?
Some major banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. 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 join their panels.
My partner and I have organised the release of further monies on our mortgage from Nationwide as we intend to carry out renovations to our house in East Dean. Are we obliged to select a bricks and mortar East Dean solicitor on the Nationwide conveyancing panel to deal with the legals?
Nationwide don't usually require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide conveyancing panel.
I am selling my apartment. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being difficult. The East Dean solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been on the look out for a leasehold apartment up to £195,000 and identified one near me in East Dean I like with a park and transport links nearby, the downside is that it's only got 61 remaining years left on the lease. There is not much else in East Dean in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan the shortness of the lease will likely be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
My husband and I are FTB’s - had an offer accepted, yet the selling agent advised that the owners will only proceed if we use the agent's recommended solicitors as they want a ‘quick sale’. We would rather use a high street solicitor accustomed to conveyancing in East Dean
It is unlikely the owners are driving this. If they desire ‘a quick sale', turning down a serious purchaser is counter productive. Speak to the vendors direct and make the point that (a)you are serious buyers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you will continue to instruct your preferred East Dean conveyancing firm - as opposed tothe ones that will provide their estate agent a referral fee or achieve conveyancing figures demanded by corporate headquarters.
My brother-in-law has suggested I instruct a conveyancing solicitor in East Dean. I I would like to check if they are on the bank's approved list of lawyers. Can you help?
One option is to phone your lawyer and ask them if they are on the bank's approved list. If that does not help get in touch with us and we can investigate and revert. Should the firm not be on the bank panel we can certainly arrange a specialist conveyancing solicitor in East Dean on the approved list for your mortgage company.