We are purchasing a flat and require a conveyancing solicitor in Holmrook who is on the Nottingham conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Holmrook.
We decided to purchase a newbuild flat in Holmrook with a loan from Santander.We would like to retain our Holmrook conveyancing lawyer but Santander advised that her practice is not listed on their "panel". We have to appoint a Santander panel firm or retain our preferred solicitor and pay for a Santander panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The mortgage offered to you contains terms and conditions, a common one being that solicitors will be on the Santander solicitor 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 solicitors to apply to be on the conveyancing panel for Santander
Will my lawyer be asking questions regarding flooding as part of the conveyancing in Holmrook.
Flooding is a growing risk for solicitors dealing with homes in Holmrook. Some people will purchase a property in Holmrook, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, but there are a number of checks that can be initiated by the purchaser or by their solicitors which should figure out the risks in Holmrook. The conventional set of information supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the seller to determine whether the property has ever been flooded. If the property has been flooded in past which is not disclosed by the seller, then a buyer may issue a compensation claim resulting from an incorrect reply. A purchaser’s lawyers should also conduct an enviro search. This will reveal whether there is a recorded flood risk. If so, further investigations should be carried out.
Are there restrictive covenants that are commonly picked up during conveyancing in Holmrook?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Holmrook. 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…’
I am looking for a ground for flat up to £305k and identified one round the corner in Holmrook I like with a park and railway links nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Holmrook for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage that many years will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.
Can I establish who owns a property in Holmrook?
Provided the premises is recorded at HM Land Registry, and you have sufficient details of the address of the property, you should be able to obtain results from the HM Land Registry of the recorded proprietor for a for less than a fiver.