My wife and I are buying a 1 bedroom flat in Ivybridge with a mortgage. We like our Ivybridge solicitor, however the lender says he's not on their "panel". It appears that we have little choice but to use one of the lender panel conveyancing practices or retain our Ivybridge conveyancer as well as pay for one of their panel lawyers to act for them. We feel that this is unjust; is there anything we can do?
No, not really. Your mortgage offer 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 Ivybridge conveyancing solicitor to apply to be on the conveyancing panel.
Me and my fiancee are buying our first property. Our property lawyer has contact usto enquire if we want to purchase additional conveyancing searches. As novices we are clueless as to what's necessary for conveyancing in Ivybridge
The extent of Ivybridge conveyancing searches depends primarily on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your general appetite to risk. What is important is that you properly comprehend what information each search could give you. Then you can make a decision if you personally think you need that information. If unsure, ask the property lawyer to explain.
We note that you have a post code search directory listing law firms on the HSBC conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Ivybridge?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ivybridge.
Should our lawyer be asking questions regarding flooding as part of the conveyancing in Ivybridge.
Flooding is a growing risk for solicitors conducting conveyancing in Ivybridge. There are those who purchase a house in Ivybridge, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, however there are a various checks that may be undertaken by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Ivybridge. The conventional set of property information forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the owner to discover if the premises has ever been flooded. In the event that the property has been flooded in past and is not revealed by the seller, then a buyer could issue a legal claim for losses as a result of such an misleading reply. The buyer’s lawyers should also commission an enviro search. This should indicate if there is any known flood risk. If so, additional investigations will need to be carried out.
I decided to have a survey carried out on a house in Ivybridge before appointing conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some lenders tend refuse to give a mortgage on this type of house.
It varies from the lender to lender. Santander has different instructions from Nationwide. If you contact us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ivybridge. Conveyancing will be smoother if you use a solicitor in Ivybridge especially if they regularly deal with such properties in Ivybridge.
In what way does the Landlord & Tenant Act 1954 affect my business premises in Ivybridge and how can your lawyers assist?
The 1954 Act provides protection to commercial lessees, giving them the right to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Ivybridge