Much to our surprise we have been advised by our IFA that my Frome property lawyer is not on the mortgage company Conveyancing panel. How can I check?
The first thing you need to do is to call your Frome conveyancer. You lawyer should notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Our lawyer has identified a defect with the lease for the property we are purchasing in Frome. The seller’s lawyers have suggested defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our conveyancer says that he must check that the bank is happy with this solution. Who is the client here, us or the bank?
Even though you have a mortgage offer from the lender does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the bank are the client. The appropriate lender conditions must be adhered to.
Is it the case that all Frome solicitors on the Kent Reliance conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be overseen by the SRA. Many banks do allow licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
We are getting a further advance on our mortgage from Coventry BS as we intend to carry out renovations to our property in Frome. Are we obliged to select a nearby Frome solicitor on the Coventry BS conveyancing panel to handle the paperwork?
Coventry BS do not ordinarily require a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.
I recently had an offer accepted on an apartment in Frome. My financial adviser pressured me to appoint their lawyer. I paid an upfront payment of £225. A few days later, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I got the keys to my flat on 11 November and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Frome expressed confidence that it will be formalised in less than a month. Are properties in Frome uniquely lengthy to register?
There is nothing unique about conveyancing in Frome registration formalities. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and if the Land registry must send notices to any third parties. Currently approximately 80% of submission are fully addressed in less than three weeks but some can be subject to longer delays. Historically registration occurs after the buyer is living at the property thus an expedited registration is not usually top priority yet where there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.
Just had an offer accepted on a new build apartment in Frome. 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 legal work.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Frome
-
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision.
What tools are available to identify a Frome solicitor on the Bank of Ireland conveyancing panel? I have wheels and am willing to travel upto 25miles to meet the lawyer.
You can use the tool on this website. Please choose the bank and your location and you will see a number of Frome conveyancing lawyers locally. We have listed some Frome conveyancing firms towards the end of this page and you can telephone them to see whether they are on the Bank of Ireland approved list