I am in the process of selling my ground floor flat in Keswick and the EA has just telephoned to warn that the purchasers are switching property lawyer. I am told that this is due to the fact that the lender will only engage with property lawyers on their approved list. Why would a big named mortgage company only work with certain solicitors rather the firm that they want to select for their conveyancing in Keswick ?
Mortgage companies have always had panels of law firms they are willing to work with, 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 blame a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to disclose 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. The buyers are unlikely to have any impact on this.
We just had an offer accepted to buy with Coventry BS. I called into 3 or 4 high street companies but am struggling to find a Keswick conveyancing firm on the Coventry BS approved list. Can you assist?
You should make the most of the find a conveyancing panel solicitor tool on this site. Please choose the mortgage company and type Keswick or your preferred area and you will see a number of lawyer offices in Keswick or by proximity to you.
I am buying a end of terrace house in Keswick. We would like to carry out an extension to the side at the house.Will the conveyancing process include checks to see if these alterations are prohibited?
Your conveyancer will check the registered title as conveyancing in Keswick will sometimes identify restrictions in the title deeds which prohibit categories of works or necessitated the permission of another owner. Many additions call for local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
Is there a list of HSBC panel solicitors in Keswick on the Building Society Association’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings visible on the web. Where you are in need of a Keswick conveyancer on the HSBC please use our tool.
Planning on purchasing a apartment in Keswick. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Keswick conveyancing practitioner is on the Leeds Building Society conveyancing panel.
I opted to have a survey completed on a property in Keswick prior to retaining solicitors. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies will refuse to give a loan on a flying freehold premises.
It varies from the lender to lender. HSBC has different instructions from Halifax. If you contact us we can look into this further via 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 Keswick. Conveyancing will be smoother if you use a solicitor in Keswick especially if they are accustomed to such properties in Keswick.
What does commercial conveyancing in Keswick cover?
Commercial conveyancing in Keswick covers a wide range of services, supplied by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
I am an executor of my recently deceased mother’s Will, with a bungalow in Keswick which will be marketed. The property has never been registered at HMLR and I'm told that some purchasers will insist that it is done before they will proceed. What's the procedure for this?
In the situation you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.