My husband and I are purchasing a 3 bedroom apartment in Horbury with a mortgage. We wish to retain our Horbury conveyancer, however the mortgage company advise he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Horbury solicitor and pay for one of their panel ones to represent them. This feels very unfair; are we not able to insist that the bank use our Horbury conveyancing practitioner ?
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. A further alternative is for your Horbury conveyancing lawyer to apply to be on the conveyancing panel.
My conveyancer has identified a defect with the lease for the flat we are buying in Horbury. The seller’s lawyers have offered defective title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor says that he must be satisfied that the bank is happy with this solution. Who is the client here, us or the lender?
Even though you have a mortgage offer from the bank does not mean to say that the property will meet their provisions 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 mortgage company are the client. These conveyancing instructions have to be complied with.
Can I use your services to find a Conveyancing solicitor in Horbury even if I’m not buying or disposing of a house, for example where I intend to acquire a shop in Horbury with a mortgage from Nationwide Building Society?
The service is mainly utilised to locate residential conveyancing solicitors in Horbury but we have set out at the bottom of this page some Horbury commercial conveyancing firms. You should speak with the solicitors directly to check if they are also authorised to represent Nationwide Building Society
We are aiming to move home in March. Will my conveyancing solicitor update the removal company on the day of completion. As an aside, can you recommend a removal company in Horbury. Conveyancing solicitor was found before I stumbled across this site.
On the day of completion you can collect the keys from your property agent however this should only happen when the sellers conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you will need to inform the removal company that they can start moving you in. We do not recommend a particular removal company but can help you locate a conveyancing in Horbury or a solicitor with expertise in conveyancing in Horbury.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Horbury bank branch on various occasions and was advised it wasn't a problem and they will lend. My Horbury conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
As long as the conveyancer is on the bank approved list, she or he must adhere to the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have instructed a Horbury lawyer having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Horbury postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Horbury.
I am in need of some leasehold conveyancing in Horbury. Before diving in I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and almost all are in Horbury - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Horbury Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
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Its a good idea to discover as much as you can regarding the managing agents as they will either make your life much easier or much more difficult. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to day to day issues like the upkeep of the common parts. Don't be shy to ask other tenants whether they are happy with their management. On a final note, investigate as to the dates that the maintenance charges are due to the relevant party and specifically how they are spending the funds. What restrictions are contained in the Horbury Lease? Is anyone aware of any major works on the horizon that will likely add a premium to the maintenance charges?
How much experience do your Horbury conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Horbury conveyancing lawyers help thousands of people move home every year and helped lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Horbury conveyancers have worked on recent similar matters.