Me and my partner are buying a ground floor flat in Peterston Super Ely. My Solicitor is not listed on the mortgage company solicitor panel. Is it possible for me to continue with my Peterston Super Ely conveyancing solicitor notwithstanding that they are excluded from the lender panel?
Your options include
- Proceed with your existing Peterston Super Ely property lawyer but your bank will need to use a property lawyer on their conveyancing panel. This will result in additional charges and probable frustration.
- Appoint a new lawyer to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Convince your lawyer to pull out all the stops to get listed on the bank’s panel of solicitors
My husband and I changing mortgage lender for our maisonette in Peterston Super Ely with Clydesdale. We have a son approaching twenty who lives with us. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is forfeited by the lender. I have a couple of questions (1) Is this document specific to the Clydesdale conveyancing panel as he never had to sign this form when we purchased 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Clydesdale. This is solely used to protect Clydesdale if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Clydesdale had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
My stepmother pointed out to me me that in buying a property in Peterston Super Ely there could be a number of restrictions limiting what one can do in terms of external alterations to the property. Is this right?
We are aware of anumerous of properties in Peterston Super Ely which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Peterston Super Ely should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I recently had an offer accepted on a house in Peterston Super Ely. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £175. A couple of days later, the property lawyer called me embarrassingly acknowledging that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Principality have agreed my mortgage in principle, my offer on a property in Peterston Super Ely has been agreed to, what happens next?
The property agent will wish to know who your solicitors are (be sure the solicitors are on the lender’s panel). Telephone Principality or the broker and finish off any relevant documentation. Principality will sellect a valuer who will get in contact with the selling agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Principality will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Peterston Super Ely.
Just had an offer accepted on a new build flat in Peterston Super Ely. Conveyancing is a frightening process 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 conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Peterston Super Ely
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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 the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
If all goes to plan we aim to complete the disposal of our £225,000 flat in Peterston Super Ely next Thursday. The landlords agents has quoted £300 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Peterston Super Ely?
For the majority of leasehold sales in Peterston Super Ely conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Answering conveyancing due diligence questions
Where consent is required before sale in Peterston Super Ely
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Peterston Super Ely Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing
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Are there any major works on the horizon that will likely increase the maintenance fees? How long is the Lease? The answer will be useful as a) areas could cause problems for the building as the communal areas may start to deteriorate if repairs are not paid for b) if the tenants have a dispute with the running of the building you will need to know about it
We had our mortgage agreed in principle on Tuesday with our lender. We are using a reputable conveyancer in Peterston Super Ely yesterday. This morning, our financial adviser called to say that the lender said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we had no idea that the lender had a say Is this allowed?
You can actually instruct any conveyancing solicitor you prefer to choose including the said conveyancer in Peterston Super Ely but if your mortgage company aren't happy with them you would have to incur additional cost so the mortgage company can instruct their own solicitors as well to protect their interest. On occasion it is conceivable that your preferred conveyancing firm to get added to the bank panel. Do make the most of internet search facilities including lenderpanel.com to find a conveyancing solcitor in Peterston Super Ely on the mortgage company panel. You can go into your high street bank branch in Peterston Super Ely. They can recommend conveyancing solicitors in Peterston Super Ely on the bank panel.