Me and my fiance are planning to purchase a 1 bedroom flat in Fenham with a mortgage. We like our Fenham conveyancer, however the lender advise she’s not on their "panel". It seems we have no choice but to use one of the lender panel solicitors or retain our Fenham conveyancing practitioner as well as pay for one of their panel ones to represent them. We regard this is unjust; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. Another option that might be available is for your Fenham conveyancing lawyer to apply to be on the conveyancing panel.
We are due to move house in August. Will my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you suggest a removal company in Fenham. Conveyancing firm was found prior to coming across this page.
On the afternoon of completion you can pick up the house keys from your estate agent however this can only happen after the vendors lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be handed over. Subsequently you should inform the removal company that you are ready to move in. We do not suggest a specific removal company but can help you locate a residential property solicitor in Fenham or a firm that specialises in conveyancing in Fenham.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Fenham solicitor on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
Our sealed bid on a detached house in Fenham has been agreed to, but there is a chain. The sellers have put an offer on a property, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have selected a high street conveyancing solicitor in Fenham. What should be my next step? When do I get the mortgage application with HSBC going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of £1k, then survey, Fenham conveyancing search charges, etc). The first course of action is to ensure that your conveyancer is on the HSBC conveyancing panel. Regarding the next steps this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. In a hot market many purchasers will apply for the mortgage with HSBC and arrange for the valuation and only if it comes back ok would they ask their solicitor to press on with the conveyancing in Fenham.
Are there restrictive covenants that are commonly identified during conveyancing in Fenham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Fenham. 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…’
What does commercial conveyancing in Fenham cover?
Fenham conveyancing for business premises covers a broad range of services, provided by regulated solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
My father-in-law has suggested that I use his conveyancing solicitors in Fenham. Should I use them?
No doubt the ideal way to choose a conveyancing lawyer is to get recommendations from friends or family who have actually experience in using the solicitor you're are thinking of instructing.
I am looking at a two flats in Fenham which have in the region of forty five years left on the lease term. Do I need to be concerned?
There are plenty of short leases in Fenham. The lease is a legal document that entitles you to use the property for a period of time. As the lease shortens the marketability of the lease reduces and it becomes more expensive to extend the lease. This is why it is advisable to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease because mortgage companies may be unwilling to lend money on such properties. Lease extension can be a difficult process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this area.
Fenham Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to buying
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What restrictions are there in the Fenham Lease? How much is the ground rent and service charge? Are any of leasehold owners in dispute over their service charge liability?