I am in the process of selling my ground floor flat in Long Stratton and the estate agent has just e-mailed to advise that the buyers are appointing a new property lawyer. The excuse is that the lender will only deal with solicitors on their conveyancing panel. On what basis would a big named lender only work with specific lawyers rather the firm that they want to select to handle their conveyancing in Long Stratton ?
Lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Mortgage companies point to the increase in fraud as the reason for the reduction – criteria have been stiffened 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. The purchasers are unlikely to have any impact on this.
I am purchasing a property and the lawyer has identified Chancel Repair to which the property could be obligated to contribute to as it falls into the area of such a church. She has recommended insurance. Is this really appropriate for conveyancing in Long Stratton
Unless a previous purchase of the house took place after 12 October 2013 you can expect solicitors handling conveyancing in Long Stratton to remain encouraging a chancel search and or chancel repair liability policy.
I have a semi-detached Edwardian house in Long Stratton. Conveyancing practitioner acted for me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Long Stratton and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing lawyer who conducted the conveyancing.
I am buying a new build apartment in Long Stratton. 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 legal work.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Long Stratton
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared.
I opted to have a survey done on a property in Long Stratton in advance of retaining conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some lenders may not issue a loan on such a home.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Long Stratton. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are one month into a leasehold purchase having been recommend to a firm by the local agent to do our conveyancing in Long Stratton. We are not happy. Can you help me find new lawyers?
They would need to be very poor in order to consider diss instructing them. Has your loan offer been sent? If so you need to inform them of the replacement conveyancer and ensure the loan are re-issued. Your conveyancer should be on the banks panel to avoid supplemental costs and complications. That should be your starting point. The find a solicitor tool will assist you in finding a bank approved solicitor for your conveyancing in Long Stratton