My husband and I are intending to acquire a 3 bedroom flat in Kelvedon with a mortgage. We have a Kelvedon lawyer, however the lender says he's not on their "panel". It appears that we have little choice but to instruct one of the mortgage company panel conveyancing practices or keep our Kelvedon solicitor and pay for one of their panel firms to represent them. This seems very unfair; is there anything we can do?
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 Kelvedon conveyancing solicitor to apply to be on the conveyancing panel.
At what point will exchange of contracts take place for sale conveyancing in Kelvedon and do I need to attend the conveyancers office?
If you are near to one of the conveyancing solicitors in Kelvedon you are invited in to sign documents. That being said, the law practices we recommend offer countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when communicating with you digitally. The signing of the property agreement is not the point of no return. A signed contract is necessary for the solicitor to exchange contracts when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Kelvedon)to be in the office at the appropriate time.
My grandfather passed away six months ago and as sole heir and executor I was left the house in Kelvedon. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this allowed?
Given you intend to refinance then TSB will require that you use a conveyancer on the TSB conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your TSB conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the TSB mortgage is registered as a charge at the Land Registry.
The estate agent has sent us the confirmation of our purchase of a new build flat in Kelvedon. Conveyancing is necessary evil 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 questions that you can expect your new-build leasehold conveyancing in Kelvedon
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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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
What does commercial conveyancing in Kelvedon cover?
Kelvedon conveyancing for business premises incorporates a broad range of guidance, provided by regulated solicitors, relating to business property. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
Our lawyer in Kelvedon has identified a defect with the lease for the property we are purchasing in Kelvedon. The other side have offered defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our lawyer says that as he is on the mortgage company conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is the lender?
Just because you have a mortgage offer from the bank does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Kelvedon conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the bank are the client. These conveyancing instructions must be adhered to by the lender conveyancing panel who has to balance acting for you and the bank