I am in the process of selling my maisonette in Saxilby and the EA has just telephoned to say that the purchasers are switching solicitor. The reason given is that the lender will only work with solicitors on their approved list. Why would a leading mortgage company only engage with certain solicitors rather the firm that they want to select to handle their conveyancing in Saxilby ?
UK lenders have always had panels of law firms they are content to work with, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lenders justify this action to a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
I am need of leasehold conveyancing for a flat in a fairly new development (6 years built) in Saxilby. 95% of the flats are already disposed of. Is it really necessary to order local searches as part of conveyancing in Saxilby?
You are opening yourself up to an unnecessary risk in refusing to carrying out Saxilby conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would strongly advise in no uncertain terms that your conveyancer conducts them. Where accelerating the process and driving down costs are top of your concerns you should consider with your conveyancer about the option of search insurance
Having sold my house in Saxilby last July yet the purchaser is SMS messaging every few hours to moan that their conveyancer needs to hear from mysolicitor. What are the post completion sale formalities following completion?
Following your disposal your conveyancer should send the transfer deeds and all of the paperwork to the buyer’s solicitors. If applicable, your lawyer must also evidence that the mortgage has been discharged to the buyers lawyers. There are no post completion steps just for conveyancing in Saxilby.
My bank has recommended a law firm on their panel based in Saxilby but I would rather use a conveyancing lawyer in Saxilby round the corner to me. Can you help?
Far from all Saxilby conveyancing firms are listed all banks conveyancing panel. Do make use of our search tool to choose a Saxilby conveyancing solicitor on the on the mortgage company panel.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Saxilby. Conveyancing is a frightening process 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 conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Saxilby
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Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, chain free conveyancing. Saxilby is the location of the property. Is there any advice you can impart?
Flying freeholds in Saxilby are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Saxilby you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Saxilby may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.