My partner and I are approaching an exchange on a house in Repton and my parents have sent the ten percent deposit to my solicitor. I am now told that as the deposit has not arrived from me my solicitor needs to make a notification to my bank. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I advised the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
Your conveyancer is legally required to check with lender to make sure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
We're in Repton, FTBs buying with a mortgage (lender is Lloyds , and our solicitor is on the Lloyds conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Lloyds conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner 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.
We are buying a detached bungalow in Repton. The intention is to carry out an extension to the side at the property.Will the conveyancing process include checks to see if these works are permitted?
Your conveyancer should review the registered title as conveyancing in Repton will occasionally identify restrictions in the title deeds which restrict certain changes or require the consent of a 3rd party. Many additions need local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.
We previously instructed solicitors locally in Repton on the Nottingham solicitor approved list. They have just billed me a further sum for handling the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner can charge a fee for this. This charge is not dictated by Nottingham but by your Repton solicitor. Plenty of firms on the Nottingham panel will quote ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
I am selling my house. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being problematic. The Repton solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are buying a property and the conveyancer has raised the issue of Chancel Repair for which the property may be obligated to contribute to as it falls into the area of such a church. She has mentioned insurance. Is this strictly appropriate for conveyancing in Repton
Unless a previous purchase of the property took place after 12 October 2013 you may expect conveyancing practitioners conducting conveyancing in Repton to remain encouraging a chancel search and or insurance against a claim.
How can the Landlord & Tenant Act 1954 impact my business property in Repton and how can your lawyers assist?
The 1954 Act affords a safeguard to commercial leaseholders, granting the right to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Repton
My solicitors in Repton have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the lender directly.