I am selling my home in South Cave and the estate agent has just e-mailed to say that the buyers are appointing a new law firm. The excuse is that the bank will only deal with solicitors on their conveyancing panel. Why would a leading lender only work with specific law firms rather the firm that they want to choose for their conveyancing in South Cave ?
Lenders have always had panels of law firms they are content to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Lending institutions justify this action to a rise in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
I am purchasing a house mortgage free in South Cave. I have lived for the last 20 years in South Cave. Conveyancing searches are a lot of money. Given that I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then the vast majority of the South Cave conveyancing searches are at your discretion. Your conveyancer will try and sway you, perhaps strongly, that you should have searches done, but she is duty bound to do this. Do bear in mind; if you are intend to dispose of the house in the future, it could be of interest to your prospective purchaser what the searches reveal. On occasion properties with day to day issues can still show up adverse search results. A competent conveyancing solicitor in South Cave will be able to give you some sensible advice in this regard.
I need some expedited conveyancing in South Cave as I am faced with pressure to sign on the dotted line inside 2 weeks. Luckily I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you have the choice not to do searches although no lawyer would recommend that you don't. With lots of history conveyancing in South Cave the following are examples of issues that can crop up and adversely affect future saleability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...
Are there restrictive covenants that are commonly picked up as part of conveyancing in South Cave?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in South Cave. 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 South Cave. Conveyancing is daunting 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 legal work.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in South Cave
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan.
My husband and I are new on the property ladder - agreed a price, but the agent told us that the owners will only proceed if we appoint the agent's recommended lawyers as they are insisting on an ‘expedited deal’. We would rather use a high street solicitor who is accustomed to conveyancing in South Cave
It is improbable the vendors are driving this. If they desire ‘a quick sale', alienating a genuine buyer is counter productive. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you will continue to use your preferred South Cave conveyancing solicitors - rather thanthe ones that will provide their negotiator at the agency a referral fee or hit his conveyancing targets set by head office.