Some advice if I may. My Longford lawyer is informing me me that she is duty bound toapply for Longford conveyancing searches due to the fact thatthe firm are on the Nat Westsolicitor panel. Is my conveyancer right?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Longford conveyancing searches.
We are purchasing a 2 bedroom apartment in Longford with a loan from Chelsea Building Society.We have a Longford conveyancing solicitor but Chelsea Building Society informed us she’s not on their approved list of firms. we are left little option but to use a Chelsea Building Society panel firm or retain our local solicitor and pay for a Chelsea Building Society panel lawyer to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The loan offered to you is subject to its terms and conditions, one of which will be that lawyers needs to be on the Chelsea Building Society approved list. in the past, most banks had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Chelsea Building Society
Please help - my lawyer says that missing deeds insurance is needed on my purchase. What is the level of cover for Longford conveyancing?
The right level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.
I am buying a property in Longford. One unusual aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Lloyds your lawyer must check the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Lloyds where a lease does not meet these requirements. The conditions relate to the installation of panels on properties nationwide and is not isolated to Longford.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Longford solicitor on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
Should I be wary by brokers that I am dealing with are encouraging me to use a web based conveyancing firm rather than a High Street Longford conveyancing firm?
As with many service providers, often referrals from family and friends can be worth their weight in gold. Yet there are numerous parties with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies might all put forward solicitors to instruct. On occasion the lawyers might be known to one of the organisations as experts in their field, but occasionally there might be a commercial relationship behind the endorsement. You are free to appoint your preferred lawyer. Don't forget that the majority of banks specify a panel list of conveyancers you must use for the mortgage aspect of your house move.
Due to complete next month on a basement flat in Longford. Conveyancing solicitors have said that they will have a report out to me within the next couple of days. What should I be looking out for?
The report on title for your leasehold conveyancing in Longford should include some of the following:
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Where does the liability rest to repair and maintain the block. It is essential that you know who is liable for the repair and maintenance of every part of the building What remedies are open the freeholder should you breach a clause of your lease? Will you be prohibited or prevented from having pets in the property? Defining your rights in respect of the communal areas in the building.By way of example, does the lease contain a right of way over an accessway or staircase? specifics of the parties to the lease, for instance these could be the leaseholder, head lessor, freeholder
Following months of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Longford. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to determine the premium.
An example of a Freehold Enfranchisement decision for a Longford residence is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case was in relation to 2 flats. The remaining number of years on the lease was 69 years.
We are in the process of buying a flat in Longford. Conveyancing is not over but we wish to keep the amount we are are purchasing for a secret from sites such as Rightmove. Is this achievable and how?
The Land Registry are legally bound to note price sold data on a register of the title for domestic properties countrywide including properties in Longford. The register of ownership is an open document, so the Land Registry would be breaking the law if they failed to grant access to the register.
You can ask the Land Registry to withhold the amount paid entry yet the response will be in the negative.