My fiance and I are buying a newly converted apartment in Pangbourne with a mortgage from Barclays Direct.We use our Pangbourne conveyancing solicitor but Barclays Direct advised that he's not on their approved list of firms. We have to appoint a Barclays Direct panel lawyer or keep our high street solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Barclays Direct use our lawyer?
Unfortunately,no. The home loan offered to you is subject to its terms and conditions, one of which will be that conveyancers must be on the Barclays Direct approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Barclays Direct
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Pangbourne?
There are many registered licenced Conveyancers in Pangbourne and Solicitor partnerships in Pangbourne offering conveyancing It is important to make clear that the two are regulated professionals specialising in the legal work in the home buying process. They may both also handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I am purchasing a property in Pangbourne. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Lloyds your lawyer must check the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Lloyds where a lease does not comply with these conditions. The specifications relate to the installation of panels on properties countrywide and is not restricted to Pangbourne.
I have paid off my mortgage with Coventry BS. I assume I don't need a Pangbourne conveyancing practitioner on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
How does conveyancing in Pangbourne differ for new build properties?
Most buyers of new build or newly converted property in Pangbourne approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in Pangbourne usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Pangbourne or who has acted in the same development.
I am looking for a leasehold apartment up to £235,500 and identified one round the corner in Pangbourne I like with open areas and transport links nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Pangbourne in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
In my capacity as executor for the estate of my aunt I am selling a residence in Neath but reside in Pangbourne. My solicitor (who is 300 miles from merequires that I execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Pangbourne to witness this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are located in Pangbourne
At long last our conveyancing in Pangbourne completes on Friday, however the sellers I am buying off wants to move out 24 hours later at afternoon. Do I accept this?
You can't complete on a Saturday because the bank systems are not operational.