We are intending to acquire a 1 bedroom apartment in Ravenshead with a mortgage. We would like to retain our Ravenshead lawyer, however the bank advise he's not on their "panel". It seems we have no option but to instruct one of the lender panel firms or keep our Ravenshead lawyer as well as pay for one of their panel firms to act for them. We feel that this is inequitable; are we not able to require that the bank use our Ravenshead conveyancer ?
No, not really. The mortgage offered to you 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 Ravenshead conveyancing lawyer to apply to be on the conveyancing panel.
My grandson is buying a newly built flat in Ravenshead with a home loan from Clydesdale. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Clydesdale conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Do the Building Society Association intend to launch a search tool with a view to list solicitors on the Earl Shilton BS conveyancing panel for instance in Ravenshead?
We are not aware of any intention on the part of the BSA to develop such a register.
My husband and I are 17 days into a leasehold purchase having been directed to conveyancers by the local agent to perform conveyancing in Ravenshead. We are not happy. Can you you assist me in finding new conveyancers?
A solicitor would need to be really poor in order to consider changing them. Has the mortgage offer been generated? In the event that it has you need to inform them of the new contact details and have the offer are issued to the new lawyers. Your new solicitor ideally should be on the lenders panel to avoid escalating expenses and complications. So that should be your starting point. The search tool can help you find a bank approved conveyancer for your conveyancing in Ravenshead
Helen (my wife) and I may need to rent out our Ravenshead ground floor flat temporarily due to a career opportunity. We instructed a Ravenshead conveyancing practice in 2001 but they have closed and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Even though your previous Ravenshead conveyancing lawyer is no longer available you can review your lease to check if it allows you to sublet the property. The rule is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you need to obtain consent via your landlord or other appropriate person before subletting. This means you not allowed to sublet without prior consent. Such consent should not be unreasonably withheld. If the lease does not allow you to sublet you should ask your landlord for their consent.
Ravenshead Leasehold Conveyancing - Sample of Questions you should ask before buying
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This information is useful as a) areas may result in problems in the building as the common areas may start to deteriorate where services are not paid for b) if the leasehold owners have an issue with the running of the building you will want to know about it What is the name of the managing agents? Are any of leasehold owners in dispute over their service charge payments?
Fiveweeks into purchasing a house in Ravenshead. Conveyancing lawyer has told us the property is "Leasehold". Does this adversely affect our Halifax valuation?
Ravenshead conveyancing does not in most situations involve leasehold houses. The crucial factor here is the length of lease and the ground rent. If it's 999 years with a nominal rent, it's essentially freehold, so it’s unlikely to impact the value too much.
At the other extreme, if it's, say, 50 years it is bound to have a significant effect on the saleability, and most likely wouldn't be acceptable to the bank. The remaining lease term and ground rent will be stated in the lease which should be made available to your solicitor.