we are a couple who wish to acquire a purpose built flat in Rainhill with a loan from Accord Mortgages Ltd.We have a Rainhill conveyancing lawyer but Accord Mortgages Ltd advised that she’s not listed on their "panel". We have to appoint a Accord Mortgages Ltd panel lawyer or retain our local solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Accord Mortgages Ltd use our lawyer?
Unfortunately,no. The loan offered to you contains various provisions, a common one being that lawyers must be on the Accord Mortgages Ltd approved list. in the past, most lenders had large numbers of solicitors on their panels: a borrower could find 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 Accord Mortgages Ltd
I am helping my sister sell her flat in Rainhill. Does the conveyancer arrange an energy performance certificate or it is for me to coordinate?
After the demise of Home Information Packs, EPC’s was left as a mandatory component of moving property. An energy assessment should be commissioned prior to the property being marketed. This is not a task that law firms ordinarily arrange. Where you are instructing a Rainhill conveyancing solicitor they might help arrange EPC’s given their relationships with long established local accredited person
I am planning to move property in January. Will my conveyancing solicitor call the removal company on the day of completion. As an aside, can you put forward a removal company in Rainhill. Conveyancing solicitor was chosen prior to coming across your page.
On the afternoon of completion you can collect the house keys from the selling agent however this should only happen when the previous owners lawyers advise the agent that the monies to complete are in and the keys can be collected. Subsequently you should tell the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can assist you in locating a conveyancing in Rainhill or a firm that specialises in conveyancing in Rainhill.
Intending to buy a house in Rainhill. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rainhill conveyancer is on the Leeds Building Society conveyancing panel.
I own a 4 bedroom Victorian house in Rainhill. Conveyancing practitioner represented me and Accord Mortgages Ltd. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the matching address. Is it worth asking Accord Mortgages Ltd to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be 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 Rainhill and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing practitioner who completed the work.
About to purchase a new build flat in Rainhill. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Rainhill
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Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. 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. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
Due to the input of my in-laws I had a survey completed on a property in Rainhill before retaining conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some lenders will not give a loan on such a home.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Rainhill. Conveyancing may be slightly more expensive based on your lender's requirements.
Can you provide any advice for leasehold conveyancing in Rainhill from the perspective of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Rainhill can be reduced where you appoint lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold documentation needed by the buyers’ lawyers. In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Most leases in Rainhill state that internal structural alterations or addition of wooden flooring require a licence from the Landlord consenting to such changes. If you dont have the consents to hand you should not communicate with the landlord without checking with your lawyer in the first instance. You believe that you know the number of years remaining on your lease but it would be wise to double-check via your solicitors. A purchaser's conveyancer will not be happy to advise their client to where the remaining number of years is less than 80 years. In the circumstances it is essential at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share certificate. Arranging a re-issued share certificate is often a lengthy process and delays many a Rainhill conveyancing deal. If a new share is necessary, do contact the company officers or managing agents (where applicable) for this at the earliest opportunity. If there is a history of conflict with your landlord or managing agents it is very important that these are resolved before the property is marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to present the dispute as historic as opposed to ongoing.
Rainhill Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
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It is important to be aware whether redecorating or some other significant cost is pending to be shared amongst the leasehold owners and will materially increase the the maintenance costs or necessitate a specific invoice. Many Rainhill leasehold properties will incur a service charge for maintenance of the building invoiced on behalf of the freeholder. Should you purchase the property you will have to meet this contribution, normally in instalments accross the year. This could vary from two or three hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a rentcharge for you to pay annual, this is usually not a large sum, say about £50-£100 but you should to check it because sometimes it could be many hundreds of pounds. How is the lease structured?