Is it the case that all Lakenheath CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?
A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
Is it the case that all Lakenheath conveyancing solicitors on the Barclays conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Barclays approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel and in that case the practice would be governed by the CLC.
After months of negotiation I have agreed a price on an apartment in Lakenheath. My financial adviser pressured me to appoint their conveyancer. I paid an on account payment of £175. A couple of days later, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Are there restrictive covenants that are commonly identified during conveyancing in Lakenheath?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Lakenheath. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Just had an offer accepted on a new build flat in Lakenheath. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Lakenheath
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan.
I have been on the look out for a flat up to £305k and found one round the corner in Lakenheath I like with open areas and railway links in the vicinity, the downside is that it's only got 51 years on the lease. I can't really find anything else in Lakenheath suitable, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage that many years will likely be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
Taking into account that I am about to part with hundreds of thousands of pounds on a garden flat in Lakenheath I would like to have a conversation with the lawyer about myhome move in advance of giving the go ahead to the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be doing your conveyancing in Lakenheath.There is no ‘factory style conveyancing’ - every client is an important individual, not a case number. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Lakenheath should be the figure that you end up paying.
My solicitors in Lakenheath have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.