My fiance and I are looking to buy a property in North End and have appointed a North End conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Nottingham Building Society have this evening contacted us to inform me that they have now hit a problem as our North End lawyer is not on their conveyancing panel. What do we do from here?
Where you are buying a property needing a mortgage it is usual for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own North End solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
Can I use your services to find a Conveyancing solicitor in North End even where I’m not buying or disposing of a house, for example where I want to acquire an office in North End with a mortgage from Godiva Mortgages Ltd?
Our comparison service is predominantly used to select domestic conveyancing solicitors in North End but we have listed towards the end of this page some North End commercial conveyancing firms. You will need to make contact with the company directly to check if they can also act for Godiva Mortgages Ltd
I am purchasing a detached bungalow in North End. We would like to an extension at the rear at the house.Will legal due diligence on the property include enquiries to ascertain if these alterations were previously refused?
Your property lawyer will review the registered title as conveyancing in North End will on occasion identify restrictions in the title deeds which prevent certain works or need the consent of another owner. Certain extensions need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
I had a mortgage agreed in principle with Nationwide. North End conveyancing solicitors have been chosen. How long does it take for Nationwide to forward the offer to the property lawyer?
There is no definitive answer here. Have Nationwide conducted the valuation? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I was told two weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in North End is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
Are there restrictive covenants that are commonly identified as part of conveyancing in North End?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in North End. 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…’
The estate agent has sent us the confirmation of our purchase of a new build flat in North End. Conveyancing is necessary evil 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 should expect your new-build leasehold conveyancing in North End
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I've found a house that appears to be perfect, at a reasonable figure which is making it more attractive. I have since discovered that it's a leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in North End. Conveyancing lawyers have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in North End ?
The majority of houses in North End are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in North End in which case you should be looking for a North End conveyancing solicitor and be sure that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’sconsent to carry out alterations. It may be necessary to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your solicitor should appraise you on the various issues.
Having spent years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in North End. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We are happy to put you in touch with a North End conveyancing firm who can help.
An example of a Lease Extension decision for a North End property is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired term was 76 years.