Do I have to pop into the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Ironbridge so that I can pop in to their offices if required.
As opposed to 15 years ago, almost all banks no longer need their conveyancing panel lawyer to witness the borrowers signature. You will still be obliged to provide identification documents and there are still manifest advantages to using a locally based ayer, in your case a conveyancing solicitor in Ironbridge.
We are selling our home in Ironbridge and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used an internet conveyancing firm as opposed to a conveyancing solicitor in Ironbridge. We have lived in Ironbridge for six years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I am purchasing my first flat in Ironbridge with a mortgage from Barclays . The developers refused to move on the amount so I negotiated 6k of additionals instead. The property agent advised me not to tell my lawyer about this deal as it would jeopardize my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Ironbridge is where the house is located. What do you suggest?
Flying freeholds in Ironbridge are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ironbridge you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ironbridge may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Ironbridge and how can your lawyers assist?
The particular law that you refer to gives protection to business leaseholders, giving them the a statutory right to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Ironbridge is one of our many areas of the UK in which our lawyers have offices
My father-in-law mentioned that when selecting a conveyancing solicitors they must be approved by your lender. I am first time buyer with but I have an offer in principle via Santander and I already have a family conveyancing lawyer in Ironbridge lined up. Will Santander require an approved solicitor to be used? Does a directory of approved conveyancers even exist for my conveyancing in Ironbridge?
You need to choose a solicitor that is on the Santander panel. The first thing to do is telephone your chosen Ironbridge conveyancing solicitor and ask if they are on the Santander panel. If they are not on the panel you have numerous alternatives open to you here:
- Proceed with your chosen Ironbridge conveyancer but Santander will need to appoint a property lawyer on their approved list. This will result in additional charges together with probable interruption.
- Get a new lawyer to conduct the conveyancing, not forgetting to check that they are on the Santander conveyancing panel.
- Convince your property lawyer to do everything within their powers to get accepted on the Santander panel of solicitors.