Am I correct in assuming that the fact that my solicitor in Seaview is not identified on my bank's conveyancing panel that there is a problem with the standard of his work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Seaview conveyancing practice and ask them why they are no longer on the approved list for your lender.
I have given 8 weeks notice to my existing landlord and have to vacate my rented property in Seaview by the end of next month. Conveyancing for my house purchase is progressing. Can I complete in three weeks as don't want to have to move into temporary accommodation?
Generally one should not provide notice for your tenancy until your lawyer suggests that you should. If you have not already done so, speak to your solicitor and request that they cajole the sellers side, try to a target completion date that all parties will work towards
We are hoping to buy a newly converted apartment in Seaview with a residential mortgage from Skipton Building Society.We have a Seaview conveyancing lawyer but Skipton Building Society advised that her practice is not listed on their "panel". It seems we are left with little choice but to instruct a Skipton Building Society panel lawyer or keep our preferred solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage issued to you contains terms and conditions, a common one being that conveyancers must be on the Skipton Building Society approved list. Until recently, most banks 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 lawyer to apply to be on the conveyancing panel for Skipton Building Society
I decided to have a survey done on a property in Seaview in advance of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some banks may refuse to issue a loan on a flying freehold house.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Seaview. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Seaview to see if the conveyancing will be more expensive.
Completion is due on our sale of a £125,000 apartment in Seaview in nine days. The freeholder has quoted £348 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Seaview?
Seaview conveyancing on leasehold maisonettes nine out of ten times necessitates fees being invoiced by managing agents :
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Answering conveyancing due diligence questions
Where consent is required before sale in Seaview
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Leasehold Conveyancing in Seaview - A selection of Questions you should ask before Purchasing
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Who manages the building? Is anyone aware of any major works on the horizon that could increase the maintenance fees? How much is the ground rent and service charge?
Should I be worried if there is an issue with the searches carried out as part of our conveyancing in Seaview?
Usually, most concerns arising from Seaview conveyancing search results can be dealt with ahead of completion or title insurance could possibly be obtained. You should remember that although you may be purchasing the property and might be willing to accept the search results, your mortgage lender may not, and when all said and done have the final decision.