I am selling my house in Godmanchester and the EA has just e-mailed to warn that the purchasers are switching conveyancer. The excuse is that the lender will only engage with solicitors on their conveyancing panel. Why would a big named lender only deal with specific law firms rather the firm that they want to appoint to handle their conveyancing in Godmanchester ?
Mortgage companies have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lenders point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms 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. The buyers are not going to have any impact on this.
We were just about to exchange contracts for a ground floor flat in Godmanchester. We encountered a snag. The loan offer with Coventry Building Society expires on 23/6/2025 but the owners are suggesting a completion date of 25/6/2025. Can one extend the mortgage offer?
The best person to deal with your question is your conveyancer who will assess if he or she is corresponding with the mortgage company, vendor’s solicitors, selling agents or conceivably all three given what has gone on in your transaction to date.
I am due to move house in May. Does my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you put forward a removal company in Godmanchester. Conveyancing firm was organised prior to coming across your page.
On the afternoon of completion you can collect the house keys from your estate agent however this can only happen when the previous owners conveyancers inform the agent that the monies to complete are in and the keys can be handed over. You will need to inform the removal company that they can start moving you in. We are not in a position to recommend a specific removal organisation but can help you locate a residential property solicitor in Godmanchester or a firm that specialises in conveyancing in Godmanchester.
Are all Godmanchester Conveyancing Quality Solicitors on the Santander conveyancing list of approved practices?
A selection of banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
Intending to buy a house in Godmanchester. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Godmanchester solicitor is on the UBS conveyancing panel.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Godmanchester?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Godmanchester. 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…’
I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a great price which is making it all the more appealing. I have subsequently been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Godmanchester. Conveyancing advisers have are about to be appointed. Will they explain the issues?
Most houses in Godmanchester are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Godmanchester so you should seriously consider shopping around for a Godmanchester conveyancing practitioner and be sure that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your solicitor will advise you fully on all the issues.
Godmanchester Leasehold Conveyancing - A selection of Queries before Purchasing
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It is important to be aware whether fixing the lift or some other significant cost is due shortly to be shared amongst the leasehold owners and may well dramatically increase the the maintenance costs or require a specific invoice. Generally speaking the outlay for major works tend not to be incorporated into the maintenance charges, although there some managing agents in Godmanchester obliged tenants to contribute towards a reserve fund and this is used to offset against larger repairs or maintenance. This question is helpful as a) areas may result in problems in the block as the communal areas may start to deteriorate where services are not paid for b) if the leaseholders have a dispute with the running of the building you will wish to know about it
I am planning to acquire a property and require a conveyancing solicitor in Godmanchester who is on the bank conveyancing panel. Can you recommend a Godmanchester or local Godmanchester conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who carry out conveyancing in Godmanchester. We dont recommend any particular solicitor.