I am getting a mortgage offer from Lloyds. I intend to instruct a Licensed Conveyancer in Marazion. Does the Lloyds Solicitor panel include conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My wife and I are getting closer to an exchange on a flat in Marazion and my parents have transferred the 10% deposit to my property lawyer. I am now informed that as the deposit has been received from someone other than me my conveyancing practitioner needs to disclose this to my bank. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I advised the bank regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
Your conveyancing practitioner is obliged to check with mortgage company to ensure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your lender if you agree, failing which, your lawyer must cease to continue acting.
I am considering applying for a RBS mortgage for purchase of a new build (under development) in Marazion with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?
There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I am buying a new build flat in Marazion. Conveyancing is a frightening process 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 few leasehold new build questions that you may expect your new-build leasehold conveyancing in Marazion
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan.
Is it best to appoint a Marazion conveyancing lawyer in close proximity to the house I am hoping to buy? An old friend can conduct the legal formalities but they are based 300kilometers drive away.
The primary upside of using a local Marazion conveyancing firm is that you can attend the office to execute paperwork, hand in your ID and pester them where appropriate. They will also have local insight which is a bonus. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and they were content that must outweigh using an unfamiliar Marazion conveyancing lawyer just because they are based in the area.
How easy is it to change a solicitor as I need to find a Marazion based one who is on the mortgage company conveyancing panel. Is it practical to instruct different lawyers?
If you haven't yet appointed a conveyancer to start work and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Marazion that you're thinking of instructing.