My wife and I are purchasing a 2 bedroom apartment in Somerton with a mortgage. We have a Somerton conveyancer, but the mortgage company says she’s not on their "panel". It appears that we have little option but to instruct one of the lender panel firms or keep our Somerton property lawyer as well as pay for one of their panel lawyers to act for them. This feels very unfair; are we not able to require that the mortgage company use our Somerton lawyer ?
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. Another option that might be available is for your Somerton conveyancing solicitor to apply to be on the conveyancing panel.
Do I have to attend the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Somerton so that I can pop in to their offices if required.
Nowadays approved lawyers for mortgage companies undertake all of the communications via the post, e-mail or over the phone. This enables them to conduct the legal work for your home move regardless of where you live in England or Wales. Nevertheless you can see if you have the option of attending the offices of your conveyancing lawyer if needed.
We are close to exchanging contracts on the sale of our property in Somerton and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Somerton conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a factory type conveyancing outfit rather than a conveyancing solicitor in Somerton. Having lived in Somerton for three years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Are there restrictive covenants that are commonly identified as part of conveyancing in Somerton?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Somerton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
The estate agent has sent us the confirmation of our purchase of a new build flat in Somerton. Conveyancing is necessary evil 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.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Somerton
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants.
My uncle has recommend that I use his conveyancing solicitors in Somerton. Do I take his recommendation?
No doubt it’s preferable to find a conveyancing solicitor is to get referrals from friends or relatives who have actually experience in using the solicitor that you are considering.