My husband and I are purchasing a 3 bedroom apartment in Great Shelford with a mortgage. We wish to retain our Great Shelford solicitor, but the mortgage company advise he's not on their "panel". We have to appoint one of the lender panel solicitors or keep our Great Shelford conveyancer and pay for one of their panel lawyers to act for them. This seems very unfair; can we not insist that the lender use our Great Shelford property lawyer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Great Shelford conveyancing solicitor to apply to be on the conveyancing panel.
Last September we completed a house move in Great Shelford. We have noticed several problems with the house which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been carried out for conveyancing in Great Shelford?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Great Shelford. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, the vendor fills in a document called a SPIF. If the information provided is misleading, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Great Shelford.
Completed the sale of my flat in Great Shelford last October yet the purchaser is e-mailing daily to say his lawyer needs to hear from mine. What are the post completion sale formalities following completion?
Post completion of your disposal your conveyancer should send the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. Where appropriate, your lawyer should also send confirmation that the mortgage has been redeemed to the purchasers conveyancers. There are no post completion procedures specific conveyancing in Great Shelford.
I am buying a property and require a conveyancing solicitor in Great Shelford who is on the Chelsea Building Society solicitor. Could you point me in the right direction as regards a 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 Chelsea Building Society in certain locations such as Great Shelford. We dont recommend any particular firm.
About to purchase a new build flat in Great Shelford. Conveyancing is necessary evil 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 conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Great Shelford
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants.
My husband and I are acquiring a 2 bedroom flat in Great Shelford. At the point of instructing our property lawyer, we were told they were on all major UK mortgage company panels. The mortgage broker emailed today to advise that they are not on the Skipton approved list. If it turns out to be true, what should we do? Should we simply choose a new conveyancing practitioner that is on their panel or do we pay for dual representation, with Skipton selecting their own preferred solicitor.
If you are purchasing a property with the assistance of a mortgage it is normal for the purchaser’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the lawyer has to satisfy. Some mortgage companies now insist their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your lawyer should contact Skipton to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Skipton's conveyancing panel and you may continue to use your own Great Shelford solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another property lawyer into the equation.