I plan on acquiring residence in Ham. My Solicitor is not on the bank conveyancing panel. Can I still appoint my Ham conveyancing solicitor even though they are not on the mortgage company panel of approved conveyancing solicitors?
You will need to instruct a lawyer to deal with the legal work required if you take out a loan to buy your property. They will carry out all the essential investigations on the property, ensuring that you will be properly registered as the owner and ensure that all the required mortgage documentation is dealt with. You could instruct a Ham conveyancing practitioner of your choosing. However, where the conveyancer selected is not on the bank approved list additional fees will be levied as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so provided your conveyancer has not historically applied for membership they can do so.
Will commercial conveyancing searches disclose proposed roadworks that may impact a commercial land in Ham?
Its becoming the norm that commercial conveyancing solicitors in Ham will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Ham. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ham.
For each commercial conveyancing transaction in Ham it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Ham commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Ham.
It has been three months since my purchase conveyancing in Ham took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build apartment in Ham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ham
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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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. 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.
Due to the guidance of my in-laws I had a survey completed on a house in Ham ahead of appointing solicitors. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some banks may not give a loan on such a house.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ham to see if the conveyancing costs will increase in light of this.
I'm remortgaging a bungalow in Ham. I have found my conveyancer's company on the CLC list, but I can't locate my lawyer's name as listed on the regulator's website. Should I be concerned?
Not all staff in the company must be listed by the regulator. Provided there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unqualified staff.