I am nearing exchange of contracts for my maisonette in Fawley and the EA has just text me to advise that the purchasers are appointing a new law firm. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. On what basis would a big named mortgage company only work with certain solicitors rather the firm that they want to select for their conveyancing in Fawley ?
UK lenders have always had an approved set of law firms that can act for them, but in the past few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lending institutions point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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. Your buyers are not going to have any impact on this.
We are buying a detached bungalow in Fawley. Our aim is to convert the garage to an office at the house.Will the conveyancing process include enquiries to determine if these alterations are prohibited?
Your conveyancer will check the deeds as conveyancing in Fawley can occasionally identify restrictions in the title documents which restrict categories of works or require the consent of a 3rd party. Certain works require local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
We had appointed conveyancing lawyers with offices in Fawley on the Kent Reliance solicitor approved list. They have just invoiced me a separate fee for dealing with the Kent Reliance mortgage. Is this a supplemental conveyancing fee set by Kent Reliance?
Provided it is contained in their Terms of Engagement or Quote then yes your lawyer may charge a fee for this. The charge is not set by Kent Reliance but by your Fawley conveyancing practitioner. Numerous firms on the Kent Reliance panel will charge ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
My partner and I have organised a further advance on our home loan from TSB as we wish to carry out improvements to our home in Fawley. Are we obliged to choose a nearby Fawley solicitor on the TSB conveyancing panel to deal with the paperwork?
TSB do not ordinarily instruct firms on their conveyancing panel 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 TSB conveyancing panel.
Various internet forums that I have frequented warn that are a common reason for delay in Fawley house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Searches are unlikely to feature in any slowing down conveyancing in Fawley.
I am buying a new build apartment in Fawley. Conveyancing is necessary evil 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 legal work.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Fawley
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants.
As co-executor for the estate of my grandmother I am selling a residence in Monmouth but I am based in Fawley. My solicitor (based 260 miles awayneeds me to execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Fawley to attest this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Fawley based
I wish to rent out my leasehold apartment in Fawley. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
A small minority of properties in Fawley do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Fawley Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
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What is the name of the managing agents? You will want to find out as much as you can about the managing agents as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to daily matters such as the upkeep of the communal areas. Ask other tenants what they think of their service. On a final note, investigate as to the dates that the maintenance fees are due to the appropriate party and specifically what you get for your money. What is the yearly service fee and ground rent?