My Conveyancer in Goring is not listed on the Leeds Building Society Conveyancing Panel. Is it possible for me to retain my family solicitor notwithstanding that they are not on the Leeds Building Society list of approved lawyers?
Your options are as follows:
- Complete the purchase with your existing Goring lawyers but Leeds Building Society will need to retain a lawyer on their panel. This will inevitably rack up the overall legal charges and result in delays.
- Find a new solicitor to act in the purchase, not forgetting to check they are Convince your lawyer to use their best endeavours to join the Leeds Building Society conveyancing panel
I am currently in the process of buying my council flat in Goring. I have a mortgage agreed with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Goring building society branch on numerous occasions and was told it does not affect the mortgage offer and they will lend. My Goring conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancer must follow the Council of Mortgage Lenders’ Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I recently had an offer agreed on a house in Goring. My financial adviser pressured me to appoint their property lawyer. I paid an advanced payment of £225. Not long after, the conveyancer called me to say that they were not on the Santander 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 Santander 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 need some fast conveyancing in Goring as I have a deadline to exchange contracts in less than 3 weeks. Fortunately I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?
If.Given you are are a cash buyer you are at liberty not to do searches although no lawyer would suggest that you don't. With plenty of history conveyancing in Goring the following are examples of issues that can crop up and therefore affect market value: Refused Planning Applications, Overdue Charges, Outstanding Grants, Unadopted Roads,...
Due to the advice of my in-laws I had a survey completed on a house in Goring ahead of retaining solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders will refuse to grant a mortgage on such a house.
It varies from the lender to lender. HSBC has different requirements from Halifax. Should you wish to telephone us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Goring. Conveyancing will be smoother if you use a solicitor in Goring especially if they are familiar with such properties in Goring.
How difficult is it to swap firm as I need to instruct a firm on the Nottingham Building Society conveyancing panel. I hired a high street conveyancing solicitor in Goring five minutes from me but the firm is not approved by Nottingham Building Society
It would be our pleasure to help you find a conveyancing solicitor in Goring on the Nottingham Building Society panel. Please note that the solicitors that we on the directory do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Goring. In utilising the find a conveyancing solicitor tool on this website, you can scrutinise charges for conveyancing solicitors in Goring and beyond.
Can you provide any advice for leasehold conveyancing in Goring from the perspective of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Goring can be bypassed if you get in touch lawyers as soon as you market your property and ask them to put together the leasehold information needed by the purchasers’ representatives. If you hold a share in a the freehold, you should ensure that you hold the original share certificate. Arranging a new share certificate can be a lengthy process and frustrates many a Goring conveyancing transaction. If a new share is necessary, you should approach the company officers or managing agents (where applicable) for this at the earliest opportunity. A minority of Goring leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. You believe that you know the number of years remaining on your lease but it would be wise to double-check by asking your conveyancers. A buyer’s conveyancer will not be happy to advise their client to where the lease term is under 80 years. In the circumstances it is important at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.
Goring Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying
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How many of the leaseholders are in arrears for their maintenance charge payments? For many Goring leaseholds the outlay for major works tend not to be wrapped into the service charges, although a few managing agents in Goring obliged tenants to pay into a sinking fund and this is used to offset against larger works. Is the freehold reversion owned collectively by the tenants?