I am nearing exchange of contracts for my apartment in Nunthorpe and the estate agent has just text me to advise that the buyers are switching conveyancer. The excuse is that the mortgage company will only deal with property lawyers on their approved list. Why would a major mortgage company only deal with certain solicitors rather the firm that they want to select for their conveyancing in Nunthorpe ?
Mortgage companies have always had panels of law firms that can represent them, but in the past few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Banks point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise 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 impact on this.
Can the conveyancing practitioners to be found on your site execute auction conveyancing in Nunthorpe?
We know of a few niche practitioners we can connect you with those conducting auction conveyancing. Nunthorpe is one of our locations where our lawyers are based.
My partner and I are selling our home in Nunthorpe and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers used a national conveyancing outfit as opposed to a conveyancing solicitor in Nunthorpe. Having lived in Nunthorpe for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You must enquire of 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 life insurance to cover that same sickness)
I am buying a new build flat in Nunthorpe. 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.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Nunthorpe
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Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan.
Due to the encouragement of my in-laws I had a survey completed on a property in Nunthorpe before appointing lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some lenders will not grant a mortgage on a flying freehold home.
It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Nunthorpe. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Nunthorpe to see if the conveyancing costs will increase in light of this.
My mother completed her conveyancing in Nunthorpe Six years ago. She has got married, divorced and has recently married again. She now wants to dispose of the Nunthorpe property. I believe she will just be requested to supply copies of her marriage certificates to the conveyancing practitioner however she is concerned it will hold up the conveyancing. Is it worth updating the title information for the property?
You are not required to bring up to date the title for the property as long as you have the evidence needed to show how the change of name occurred.
The purchaser’s property lawyer will review the land registry details and request evidence to prove the name change for instance marriage certificates.