We are buying a 1 bedroom flat in Hythe with a mortgage. We like our Hythe conveyancer, but the mortgage company says he's not on their "panel". It appears that we have no option but to instruct one of the bank panel firms or retain our Hythe conveyancer and pay for one of their panel firms to act for them. We regard this is inequitable; can we not insist that the bank use our Hythe solicitor ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Hythe conveyancing solicitor to apply to be on the conveyancing panel.
My wife and I purchasing a terrace house in Hythe. Our aim is to carry out a loft conversion at the house.Will legal conveyancing on the property involve enquiries to determine if these alterations are allowed?
Your conveyancer should review the registered title as conveyancing in Hythe can on occasion reveal restrictions in the title documents which prevent categories of alterations or need the permission of another owner. Some additions require local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
We are getting a further advance on our mortgage from Bank of Ireland as we intend to conduct improvements to our home in Hythe. Are we obliged to select a bricks and mortar Hythe solicitor on the Bank of Ireland conveyancing panel to handle the paperwork?
Bank of Ireland don't usually appoint a member of their conveyancing panel 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 Bank of Ireland list.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Hythe solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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. You may wish to consider appointing your own Hythe surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I need some quick conveyancing in Hythe as I have a deadline to sign on the dotted line inside 3 weeks. Luckily I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?
If.Given you are are a cash buyer you have the choice not to do searches although no conveyancer would advise that you don't. Drawing on years of experience of conveyancing in Hythe the following are instances of issues that can appear and adversely impact future saleability: Enforcement Actions, Overdue Charges, Outstanding Grants, Railway Schemes,...
I am thinking of appointing a conveyancing lawyer in Hythe for my home move. Can I see a solicitor's record with the profession’s regulator?
Members of the public may find documented Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator could recorded telephone calls for training purposes.
What advice can you give us when it comes to choosing a Hythe conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Hythe conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Hythe conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:
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What are the costs for lease extension work?
Hythe Leasehold Conveyancing - Examples of Questions you should ask Prior to buying
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Does the lease contain onerous restrictions? Many Hythe leasehold apartments will incur a service charge for the upkeep of the block invoiced by the landlord. If you purchase the apartment you will have to pay this charge, normally in instalments accross the year. This may differ from two or three hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent for you to pay annual, this is usually not a significant amount, say around £50-£100 but you should to enquire as on occasion it can be many hundreds of pounds.
I'm buying a bungalow in Hythe. I can find my conveyancer's company on the Law Society's list, but I can't locate my lawyer's name as listed on the regulator's website. Is this a big problem?
Not all staff in the law firm must be listed by the regulator. Provided there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unlicensed staff.