I am one month into the sale of my ground floor flat in North End and the estate agent has just telephoned to say that the purchasers are appointing a new conveyancer. The reason given is that the lender will only engage with solicitors on their conveyancing panel. On what basis would a leading lender only deal with specific lawyers rather the firm that they want to choose to handle their conveyancing in North End ?
Lenders have always had panels of law firms that can represent them, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Banks point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms 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. Your buyers are unlikely to have any impact on this.
Please could you vouch for a Britannia allowed North End conveyancing conveyancer who can have us moved in within a short deadline? Am I best advised to go for a local North End solicitor or an online conveyancer?
We would be happy to suggest some excellent North End conveyancing firms. Another option is to visit the main road in North End. Visit two or three law practices and ask to see a conveyancing solicitor for a costs illustration. Mention your time frames together with your reasons and ask for an assurance on your deadline. Choose the lawyer that genuine.
The estate agent has sent us the confirmation of our purchase of a new build flat in North End. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in North End
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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.
Due to the guidance of my in-laws I had a survey completed on a house in North End in advance of retaining conveyancers. I have been informed that there is a flying freehold element to the house. The surveyor has said that some lenders may not give a loan on such a house.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in North End. Conveyancing may be slightly more expensive based on your lender's requirements.
Given that I will soon spend 450k on 3 bedroom house in North End I wish to talk to a conveyancer concerning thetransaction in advance of appointing the firm. Is this something that you can arrange?
This is something that we encourage - we would be pleased to talk to you we do not take any clients on without you liaising with the lawyer who will be carrying out your conveyancing in North End.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter number. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in North End should be the amount on the final invoice that you end up paying.
My parents are unable to locate their North End property on the HM Land Registry online search facility. They recall that back in the 60’s when they purchased the house there were complications with the post code not being identified on some systems.
Nearly all properties in North End should appear. Have you attempted a search to just the postcode. Ordinarily it should reveal all the residences inside that postcode. Assuming the property is recorded it will show up with a title number. If they bought back in the 60’s it's conceivable it may be unrecorded. The address might still be revealed but with the title number shown 'na'. In this scenario you will need to track down the original title papers which may be with your parent’s mortgage company.