We are buying a 2 bedroom flat in Redruth with a mortgage. We would like to retain our Redruth solicitor, however the lender advise she’s not on their "panel". It appears that we have no choice but to select one of the bank panel solicitors or retain our Redruth solicitor and pay for one of their panel lawyers to represent them. We consider that this is inequitable; can we not require that the bank use our Redruth conveyancer ?
Unfortunately,no. 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. Another option that might be available is for your Redruth conveyancing solicitor to apply to be on the conveyancing panel.
We're in Redruth, FTBs buying with a mortgage (lender is Kent Reliance , and our lawyer is on the Kent Reliance conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Kent Reliance conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I have a terraced Georgian house in Redruth. Conveyancing lawyer represented me and Barclays . I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should read 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Redruth 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 lenders. You can also question the situation with your conveyancing lawyer who conducted the purchase.
How does the Landlord & Tenant Act 1954 affect my commercial property in Redruth and how can your lawyers assist?
The particular law that you refer to provides security of tenure to commercial lessees, giving them the dueness to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Redruth is one of our hundreds of locations in which the firms we work with have offices
I am on look out for some leasehold conveyancing in Redruth. Before diving in I require certainty as to the remaining lease term.
If the lease is registered - and most are in Redruth - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Redruth Leasehold Conveyancing - A selection of Questions you should ask Prior to Purchasing
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The answer will be important as a) areas could result in problems in the building as the communal areas may begin to deteriorate where repairs are not paid for b) if the leaseholders have an issue with the managing agents you will wish to have all the details Are any of leasehold owners in dispute over their service charge payments? Make sure you find out if there is anything that is prohibited in the lease. For instance plenty of leases prohibit pets being permitted in certain buildings in Redruth. If you love the propertyin Redruth but your dog is not allowed to make the move with you then you have a very difficult compromise.
I am looking to buy a property and require a conveyancing solicitor in Redruth who is on the lender conveyancing panel. Can you recommend a Redruth or local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who carry out conveyancing in Redruth. We dont recommend any particular firm.