Me and my fiance are planning to purchase a 1 bedroom apartment in Martlesham Heath with a mortgage. We like our Martlesham Heath conveyancer, but the lender advise she’s not on their "panel". We have to appoint one of the lender panel firms or keep our Martlesham Heath lawyer as well as pay for one of their panel firms to act for them. We regard this is inequitable; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. A further alternative is for your Martlesham Heath conveyancing solicitor to apply to be on the conveyancing panel.
Can you explain why leasehold purchase conveyancing in Martlesham Heath costs more?
Martlesham Heath leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
I am buying a house and need a conveyancing solicitor in Martlesham Heath who is on the Barclays Direct conveyancing. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barclays Direct in certain locations such as Martlesham Heath. We dont recommend any particular firm.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Martlesham Heath is where the house is located. Can you shed any light on this issue?
Flying freeholds in Martlesham Heath are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Martlesham Heath you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Martlesham Heath may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My husband and I are first time buyers - agreed a price, but the property agent told us that the vendor will only move forward if we appoint the agent's chosen solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local conveyancer who is accustomed to conveyancing in Martlesham Heath
We suspect that the seller is not behind this demand. Should the owner desire ‘a quick sale', turning down a motivated purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and explain that (a)you are genuine buyers (b)you are ready to progress, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you are going to instruct your own,trusted Martlesham Heath conveyancing solicitors - as opposed tothose that will give their negotiator at the agency a kickback or meet his conveyancing thresholds pre-set by head office.
I happen to be an executor of my recently deceased mother’s Will, with a house in Martlesham Heath which is to be sold. The house has never been registered at HMLR and I'm advised that many purchasers will insist that it is in place before they'll move forward. What's the procedure for this?
In the circumstances you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.