I am acquiring a maisonette in Frimley. My lawyer is not listed on the mortgage company conveyancing list. Can I still use my Frimley conveyancing solicitor even though they are excluded from the mortgage company approved list?
You have numerous options open to you here
- Complete the purchase with your preferred Frimley property lawyer but your bank will need to use a property lawyer from their conveyancing panel. This will result in additional fees and probable frustration.
- Appoint a new lawyer to act in the purchase, making sure they are on the mortgage company conveyancing panel.
- Convince your property lawyer to attempt to join the lender panel
The property market in Frimley is heating up. What can I do to speed up matters?
In the event that the seller is applying a tight deadline for your conveyancing we would recommend that your lawyer is familiar with the area as they will make use of local connections and intelligence. It is even conceivable that they could have handled previoushomes in the same road. You would be best advised to use a Frimley conveyancing lawyer. In addition, ensure that the lawyer is on the on the approved list for your mortgage company. It is estimated that 18% of Frimley conveyancing transactions are held up or derailed after discovering a purchaser’s solicitor was not on their banks member panel. In many cases this discovery resulted in the conveyancing being frustrated by as much as 21 days. It is estimated that this issue impacts in the region of 100,000 home sales annually. Most Frimley conveyancing practices can not represent certain banks so do check at the outset.
We are buying a house and require a conveyancing solicitor in Frimley who is on the Leeds Building Society approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Frimley.
Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Frimley. Do I collect the keys to the property on the completion date from my lawyer? If so, I will use a local conveyancing solicitor in Frimley?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you should be called to receive the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
I am currently in the process of buying my council flat in Frimley. I have a mortgage offer with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being pedantic. The Frimley 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 am intending to let out my leasehold flat in Frimley. 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 Frimley do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse 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.
Frimley Conveyancing for Leasehold Flats - A selection of Queries before buying
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The best form of lease arrangement is if the freehold interest is owned by the leaseholders. In this situation the lessees benefit from being in charge if their destiny and notwithstanding that a managing agent is usually retained if it is larger than a house conversion, the managing agent is directed by the tenants. Where a Frimley lease has fewer than 80 years it will affect the marketability of the flat. Check with your mortgage company that they are happy with the length of the lease. A short lease means that you will most likely have to extend the lease at some point and it is worth finding out what this will be. Remember, in most cases you will need to own the property for a couple of years in order to be entitled to extend the lease.
Our solicitor in Frimley has identified a defect with the lease for the flat we are purchasing in Frimley. The seller’s lawyers have offered defective title insurance as a solution. We are content with insurance and will pay for it. Our solicitor has advised that as he is on the lender conveyancing panel he must check that the lender is happy with this solution. Are we the client or is the mortgage company?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the mortgage company approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.