I am not in a position to travel far from Little Mill. I would like to know the understand why all Little Mill conveyancing practitioners aren't automatically on all mortgage company panels?
Banks highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. This led to mortgage companies culling a number of firms off their panel of approved conveyancers .
Having sold my house in Little Mill last November but the buyer keeps telephoning daily to say their lawyer is waiting to hear from mine. What should my lawyer have done following completion?
After completion of your sale your lawyer should deliver the transfer documentation and all additional paperwork to the purchaser's lawyers. Where appropriate, your conveyancer should also evidence that the legal charge in favour of the lender has been repaid to the buyers conveyancers. There are no post completion procedures unique to conveyancing in Little Mill.
A friend informed me that in purchasing a property in Little Mill there could be various restrictions affecting the ability to carry out external alterations to the property. Is this right?
There are a number of properties in Little Mill which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Little Mill should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Little Mill Conveyancing Quality Solicitors on the Aldermore conveyancing list of approved firms?
Some major banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
We had appointed conveyancing lawyers with offices in Little Mill on the Clydesdale solicitor panel. They have just billed me a further amount for handling the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner can levy a fee for this. The charge is not dictated by Clydesdale but by your Little Mill lawyer. Plenty of firms on the Clydesdale panel will quote an ‘acting for lender’ fee and others do not.
Are there restrictive covenants that are commonly identified during conveyancing in Little Mill?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Little Mill. 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…’
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one near me in Little Mill I like with open areas and transport links nearby, however it's only got 49 years unexpired on the lease. I can't really find anything else in Little Mill suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage the shortness of the lease will be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
What does commercial conveyancing in Little Mill cover?
Non domestic conveyancing in Little Mill incorporates a wide range of advice, supplied by regulated solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies 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 tenancies.