We are buying a 1 bedroom flat in Prenton with a mortgage. We would like to retain our Prenton conveyancer, but the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Prenton conveyancing practitioner and pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders 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. A further alternative is for your Prenton conveyancing lawyer to apply to be on the conveyancing panel.
Will commercial conveyancing searches disclose impending roadworks that could impact a commercial premises in Prenton?
Its becoming the norm that commercial conveyancing solicitors in Prenton will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Prenton. The search result 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 Prenton.
For every commercial conveyancing transaction in Prenton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Prenton commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Prenton.
My wife and I purchased a 4 bedroom Edwardian house in Prenton. Conveyancing solicitor acted for me and Britannia. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Prenton and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing solicitor who completed the work.
How does conveyancing in Prenton differ for new build properties?
Most buyers of new build or newly converted property in Prenton come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is built. This is because developers in Prenton typically buy the site, 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 Prenton or who has acted in the same development.
I decided to have a survey completed on a house in Prenton prior to appointing lawyers. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some banks tend refuse to give a mortgage on such a premises.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you contact us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Prenton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Prenton to see if the conveyancing costs will increase in light of this.
Is it possible to change conveyancer as I need to instruct one who is on the Coventry Building Society conveyancing panel. I instructed a high street conveyancing solicitor in Prenton round the corner but she is not accepted by Coventry Building Society
We will our best to assist in finding you a conveyancing solicitor in Prenton on the Coventry Building Society panel. Please note that the property lawyers that we on the directory do not pay us commission if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Prenton. In making use of search facility on this site, you can scrutinise charges for conveyancing solicitors in Prenton and throughout England and Wales.