We are planning to acquire a 1 bedroom flat in Mosborough with a mortgage. We wish to retain our Mosborough conveyancer, but the bank advise she’s not on their "panel". We have to appoint one of the lender panel solicitors or retain our Mosborough property lawyer as well as pay for one of their panel lawyers to act for them. We regard this is inequitable; can we not require that the lender use our Mosborough solicitor ?
Unfortunately,no. Your mortgage offer 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. Another option that might be available is for your Mosborough conveyancing lawyer to apply to be on the conveyancing panel.
We are planning to acquire a flat and need a conveyancing solicitor in Mosborough who is on the Co-operative approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Mosborough.
A colleague pointed out to me me that in buying a property in Mosborough there could be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?
There are a number of properties in Mosborough which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Mosborough should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously selected conveyancers with offices in Mosborough on the Coventry BS solicitor panel. They have just invoiced me a separate amount for the legal aspects of the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your property lawyer is entitled to levy a fee for this. The charge is not set by Coventry BS but by your Mosborough solicitor. Numerous firms on the Coventry BS panel will levy an ‘acting for lender’ fee and others do not.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Mosborough property lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
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
Are there restrictive covenants that are commonly picked up during conveyancing in Mosborough?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Mosborough. 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…’
I have been on the look out for a leasehold apartment up to £305k and found one near me in Mosborough I like with open areas and transport links nearby, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Mosborough for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan the shortness of the lease may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
Are you able to explain what options are open to me where my Mosborough conveyancing searches shows adverse entries?
Ordinarily, the majority of issues that arise in Mosborough conveyancing search responses can be addressed in advance of completion or indemnity insurance can be put on cover. You need to remember that even though you are acquiring the premises and may be content to live with the search results, your building society or bank may not, and ultimately have the final decision.