I am progressing with the sale of my home in Kelvedon and the estate agent has just telephoned to advise that the purchasers are swapping solicitor. The reason given is that the lender will only engage with solicitors on their conveyancing panel. Why would a major mortgage company only deal with specific law firms rather the firm that they want to choose for their conveyancing in Kelvedon ?
Banks have always had an approved set of law firms that can represent them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Lenders point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.
I have given 8 weeks notice to my current landlord and must leave my let out flat in Kelvedon by 27/2/2026. Conveyancing on my purchase is progressing. How realistic is it to complete in six weeks as I wish to avoid having to move into short term accommodation?
Generally one should not serve notice on a rental unless your lawyer suggests that you should. If you have not previously done so, notify to your solicitor and ask them to they seek the assistance the owners solicitors, try to an agreed time frame that everyone will work towards
We have agreed to purchase a house in Kelvedon. One unusual aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Nottingham your lawyer must check the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for Nottingham. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Nottingham where a lease does not comply with these specifications. The conditions relate to the installation of panels on properties nationwide and is not limited to Kelvedon.
The mortgage over my property is with UBS for my property in Kelvedon. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval before renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel firm.
After shopping around on the internet I have found a Kelvedon conveyancing practitioner having checked that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Kelvedon postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Kelvedon.
How does conveyancing in Kelvedon differ for newly converted properties?
Most buyers of new build or newly converted property in Kelvedon approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is built. This is because new home sellers in Kelvedon usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Kelvedon or who has acted in the same development.
There are only 62 years remaining on my flat in Kelvedon. I am keen to extend my lease but my landlord is can not be found. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you have made all reasonable attempts to find the freeholder. On the whole an enquiry agent may be useful to carry out a search and to produce an expert document to be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to devolving into the landlord’s disappearance and the application to the County Court overseeing Kelvedon.
Kelvedon Conveyancing for Leasehold Flats - Sample of Queries before buying
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Are any of leasehold owners in dispute over their service charge payments? The prefered form of lease arrangement is if the freehold title is owned by the leaseholders. In this arrangement the leaseholders have being in charge if their destiny and even though a managing agent is frequently retained if it is larger than a house conversion, the managing agent is directed by the tenants. What is the the remaining lease term?
Been reading online that Kelvedon solicitors are more costly than licensed conveyancers in Kelvedon to use when buying a house. Am I better off using a conveyancer or a solicitor if I am buying a house in Kelvedon.
When it comes to conveyancing in Kelvedon the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.