I am selling my maisonette in Hunstanton and the estate agent has just telephoned to warn that the buyers are switching solicitor. The excuse is that the lender will only deal with solicitors on their conveyancing panel. Why would a big named lender only engage with specific law firms rather the firm that they want to choose to handle their conveyancing in Hunstanton ?
Banks have always had panels of law firms that can act for them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Mortgage companies justify this action to a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.
Can you explain why leasehold purchase conveyancing in Hunstanton is more expensive?
In summary, leasehold conveyancing in Hunstanton and Norfolk usually involve extra work compared to freehold conveyancing. This includes analysing the lease terms, corresponding with the landlord concerning the service of applicable notices, securing up-to-date service charge and management information, securing the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.
My wife and I own a renovated Georgian property in Hunstanton. Conveyancing lawyer acted for me and Aldermore. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the matching address. Is it worth asking Aldermore to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hunstanton and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing lawyer who completed the work.
About to purchase a new build flat in Hunstanton. 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 conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Hunstanton
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
As co-executor for the will of my father I am selling a property in Swansea but reside in Hunstanton. My conveyancer (based 235 kilometers awayrequires that I sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing practitioner in Hunstanton who can attest this legal document for me?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are based in Hunstanton
Is it true that a Hunstanton conveyancing firm has court proceedings brought against them by a client for not carrying out the right conveyancing investigations?
Our attention has not be brought to such a Hunstanton conveyancing matter but it has been reported that, clients buying a house in Cumbria successfully sued their conveyancing practitioner as a consequence of development plans to build a wind farm failing to be identified in conveyancing searches.
Where you are purchasing in Hunstanton It is critical that your solicitor purchase all Hunstanton conveyancing searches necessary making sure that you have relevant and up to date information ahead of acquiring a home in Hunstanton.