Me and my wife are purchasing a flat in Grimsby. My Solicitor is not on the bank conveyancing panel. Is it possible for me to continue with my Grimsby conveyancing solicitor notwithstanding that they are excluded from the bank panel of approved conveyancing solicitors?
You will need to appoint a conveyancing practitioner to deal with the formalities if you take out a loan to buy your home. The lawyer will conduct all the necessary legal checks on the property, ensuring that you’re registered as proprietor and ensure that all the required mortgage documentation is in order. One could select a Grimsby lawyer of your choosing. However, if the conveyancing practitioner appointed is not on the lender approved list further fees will arise as separate legal representation will be need by the bank. Lender panel applications can be submitted, so where your conveyancer has not in the past applied for membership they should do so.
We are purchasing a house in Grimsby. I might seem paranoid but how we can trust a solicitor? At some point we have to put funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have paid off my mortgage with Santander. I assume I don't need a Grimsby lawyer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I recently had an offer agreed on an apartment in Grimsby. My financial adviser pressured me to appoint their property lawyer. I paid an on account payment of £150. A couple of days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Skipton 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 Skipton 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.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Grimsby?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Grimsby. 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…’
Given that I will soon spend over three hundred thousand on a terraced house in Grimsby I would like to talk to a conveyancer about myconveyancing ahead of giving the go ahead to the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be conducting your conveyancing in Grimsby.There is no ‘factory style conveyancing’ - every client is an important person, not a case reference. The practices that we put you in touch with believe that the fees you are quoted for your conveyancing in Grimsby should be the amount on the final invoice that you end up paying.
I need to appoint a conveyancing solicitor for some conveyancing in Grimsby. I happened to discover a site which appears to be the ideal answer If it is possible to get all this stuff done via web that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am looking at a couple of apartments in Grimsby which have in the region of 50 years unexpired on the lease term. Will this present a problem?
There are plenty of short leases in Grimsby. The lease is a right to use the property for a prescribed time frame. As the lease gets shorter the marketability of the lease decreases and it becomes more expensive to acquire a lease extension. This is why it is often a good idea to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease because mortgage lenders may be reluctant to lend money on such properties. Lease extension can be a protracted process. We recommend you get professional help from a solicitor and surveyor with experience in this arena.
Grimsby Leasehold Conveyancing - A selection of Questions you should ask before buying
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This information is helpful as a) areas could result in problems in the building as the common areas may begin to deteriorate if repairs remain unpaid b) if the tenants have an issue with the managing agents you will need to have complete disclosure Please inform me if there are any major works anticipated that could add a premium to the service charges? You will want to discover as much as you can about the company managing the block as they will impact your use and enjoyment of the property. As the owner of a leasehold property you will be in the clutches of the managing agents from a financial perspective and when it comes to every day issues like the cleanliness of the common parts. Enquire of other people if they are happy with their service. In conclusion, investigate as to the dates that you are obliged pay the service charge to the managing agents and precisely how they are spending the funds.