Me and my fiance are acquiring an apartment in Grove. My Conveyancer has never been on on the mortgage company approved list. Is it possible for me to continue with my Grove conveyancing solicitor notwithstanding that they are not on the lender list of approved lawyers?
Various options include
- Carry on with your existing Grove conveyancer but your mortgage company will need to retain a property lawyer from their approved panel. The net result is additional cost together with potential interruption.
- Get a fresh property lawyer to conduct the conveyancing, making sure they are on the bank conveyancing panel.
- Appeal to your lawyer to seek to join the lender panel
My solicitor has identified a defect with the lease for the property we are purchasing in Grove. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer has advised that he must ensure that the mortgage company is happy with this solution. Are we the client or is the mortgage company ?
Even though you have a mortgage offer from the lender does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the bank are the client. The appropriate lender provisions have to be complied with.
My wife and I have arranged the release of further funds on our home loan from Santander as we want to conduct alterations to our home in Grove. Are we obliged to select a high street Grove solicitor on the Santander conveyancing panel to handle the legals?
Santander would not normally appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.
I'm spending time viewing apartments in Grove and I am now considering a potential offer. Is it too early to have a solicitor in place? I intend to finance via a home loan with Nationwide.
It would be advisable to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are seeking a mortgage with Nationwide, make sure you remember to check that your lawyer is on the Nationwide conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being difficult. The Grove solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are close to exchanging contracts on the sale of our home in Grove and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using a national conveyancing outfit rather than a conveyancing solicitor in Grove. Having lived in Grove for three years we know of no issue. Should we contact our local Authority to obtain clarification need.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
The deeds to our house can not be found. The conveyancers who dealt with the conveyancing in Grove 10 years ago are no longer around. What are my next steps?
Assuming the title is registered the information relating to your ownership will be recorded by HMLR under a Title Number. It is easy to carry out a search at the Land Registry, identify your house and secure up to date copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
About to purchase a new build flat in Grove. 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 are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Grove
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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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.