My fiance and I intend to purchase a newly converted apartment in Grasmere with a residential mortgage from Alliance & Leicester .We would like to retain our Grasmere conveyancing solicitor but Alliance & Leicester advised that his firm is not on their approved list of firms. we are left little option but to use a Alliance & Leicester panel lawyer or keep our preferred solicitor and fork out for a Alliance & Leicester panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan offered to you contains various provisions, one of which will be that conveyancers must be on the Alliance & Leicester conveyancing panel. in the past, most banks had large numbers of law firms on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Alliance & Leicester
Two weeks ago we had a mortgage agreed in principle with Santander. Grasmere conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from Santander?
There is no definitive answer here. Have Santander completed the survey? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We have agreed to purchase a house in Grasmere. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
As your lender is Coventry BS your lawyer must follow the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook includes minimum conditions for solar panel roof-space leases, and solicitors are required to report to Coventry BS where a lease does not comply with these requirements. The requirements relate to the installation of panels on properties nationwide and is not limited to Grasmere.
I have decided to exercise my right to buy my property in Grasmere off the council. I have a mortgage offer with Virgin Money. 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 Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
I'm buying a new build house in Grasmere with a loan from Aldermore. The sellers would not budge the amount so I negotiated £7000 of additionals instead. The property agent told me not reveal to my solicitor about this deal as it could affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In what way can the Landlord & Tenant Act 1954 impact my business offices in Grasmere and how can you help?
The 1954 Act provides security of tenure to business lessees, giving them the dueness to make a request to court for a renewal tenancy and continue in occupation at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Grasmere is one of the numerous areas of the UK in which our lawyers are located
I am a couple of weeks into a leasehold purchase having been recommend to a firm by the estate agent to handle our conveyancing in Grasmere. I am am extremely frustrated with the level of service. Could you you assist me in finding new solicitors?
They would have to be really bad to suggest diss instructing them. Has your mortgage offer been sent? In the event that it has you will need to advise them of the replacement solicitor and get the offer are re-sent. Your conveyancer should be on the mortgage company panel to avoid escalating costs and delays. So that should be your starting point. The search tool will assist you in finding a bank approved solicitor for your home move in Grasmere
Can you offer any advice when it comes to finding a Grasmere conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Grasmere conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with two or three firms including non Grasmere conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:
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How familiar is the firm with lease extension legislation?
Grasmere Leasehold Conveyancing - Sample of Queries before Purchasing
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This information is useful as a) areas may cause problems in the block as the communal areas may start to deteriorate where repairs are not paid for b) if the leasehold owners have an issue with the running of the building you will want to have full disclosure The prefered form of lease structure is a share of the freehold. In this arrangement the leaseholders benefit from control and notwithstanding that a managing agent is frequently retained if the building is bigger than a house conversion, the managing agent is directed by the tenants.