I am one month into the sale of my ground floor flat in Murton and the EA has just text me to say that the buyers are swapping property lawyer. The excuse is that the mortgage company will only engage with property lawyers on their approved list. On what basis would a leading lender only deal with certain lawyers rather the firm that they want to select for their conveyancing in Murton ?
UK lenders have always had panels 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 represented them for more than 15 years.
Lenders point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some 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 buyers are unlikely to have any sway in the decision.
Can you clarify what the consequences are if my solicitor is expelled from the UBS Conveyancing panel ahead of completing my conveyancing in Murton?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We are selling our property in Murton and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Murton lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a web based conveyancing firm as opposed to a conveyancing solicitor in Murton. Having lived in Murton for six years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
The estate agent has sent us the confirmation of our purchase of a new build flat in Murton. Conveyancing is daunting 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 enquiries that you can expect your new-build leasehold conveyancing in Murton
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
Taking into account that I will soon spend £400,000 on a terraced house in Murton I would like to talk to a conveyancer about myhouse move before instructing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor who will be carrying out your property ownership legalities in Murton.There is no ‘factory style conveyancing’ - each client is unique individual, not a file number. The law firms that we put you in touch with believe that the figure you are quoted for your conveyancing in Murton should be the figure that you end up paying.
I am hoping to complete next month on a studio apartment in Murton. Conveyancing solicitors inform me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Murton should include some of the following:
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Repair and maintenance of the premises Whether the lease restricts you from renting out the property, or working from home Setting out your rights in respect of the communal areas in the building.For example, does the lease permit a right of way over a path or staircase? You should know if the lease allows you to add or upgrade aspects of the premises- you must be made aware as to whether it applies to all alterations or limited to structural alteration, and whether permission is required Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice?
Leasehold Conveyancing in Murton - Sample of Queries Prior to buying
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Best to be warned if redecorating or some other significant cost is anticipated to be shared amongst the leasehold owners and could well materially impact the level of the maintenance charges or result in a one off invoice. The answer will be useful as a) areas can cause problems in the building as the common areas may start to deteriorate if services are not paid for b) if the leaseholders have an issue with the managing agents you will wish to have full disclosure Does this lease have in excess of 82 years left?