I have just been advised by my mortgage broker that my Pagham the law firm I have appointed is not on the bank Conveyancing panel. How can I be certain whether this is indeed the case?
You need to contact your Pagham lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they may be able to suggest a Pagham conveyancing firm that is on the approved list of lawyers for your lender.
My brother and I have recently purchased a house in Pagham. We have since encountered a number of issues with the house which we believe were omitted in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Pagham?
The query is vague as to the nature of the problems and if they are unique to conveyancing in Pagham. Conveyancing searches and due diligence initiated as part of the buying process are carried out to help avoid problems. As part of the process, the vendor answers a form known as a SPIF. If the information provided is incorrect, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Pagham.
When it comes to mortgage companies such as Bank of Ireland, do Pagham conveyancing practitioners face an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We expect to receive a DIP from UBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Pagham solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Pagham solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I am selling my flat. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being difficult. The Pagham solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Do commercial conveyancing searches reveal planned roadworks that could affect a commercial estate in Pagham?
Its becoming the norm that commercial conveyancing solicitors in Pagham will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Pagham. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Pagham.
For every commercial conveyancing transaction in Pagham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Pagham commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Pagham.
I am downsizing from my home. My previous conveyancers closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Pagham if that affects matters.
You should use our search tool to help you choose a solicitor for your conveyancing in Pagham. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
Having had my offer accepted I require leasehold conveyancing in Pagham. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.
Assuming the lease is registered - and most are in Pagham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Pagham Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying
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Is there a share of the freehold? Where a Pagham lease has no more than 80 years it will impact the salability of the property. It is worth checking with your mortgage company that they are content with the length of the lease. A short lease means that you will most likely require a lease extension at some point and it is worth finding out how much this will be. Remember, in most cases you would be required to have owned the residence for two years in order to be eligible to exercise a lease extension.