I was advised today by my broker that my South Wimbledon the law firm I have appointed is not on the mortgage company Solicitor panel. How can I be sure that this is correct?
You need to call your South Wimbledon conveyancer. You lawyer should inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
Finally the sale completed on my house in South Wimbledon last September yet the purchaser is texting daily complaining that his conveyancer is waiting to hear from mysolicitor. What are the post completion sale legalities following completion?
Post completion of your disposal your conveyancer is committed to deliver the transfer deeds and all additional paperwork to the purchaser's conveyancer. Depending on the transaction, your lawyer must also evidence that the mortgage has been discharged to the purchasers conveyancers. There is unlikely to be post completion formalities peculiar conveyancing in South Wimbledon.
I am helping my step-mother sell her property in South Wimbledon. Will the conveyancer commission an energy performance certificate or do I organise this?
Following the demise of HIPs, energy performance certificates remained a required element of selling a house. An energy performance certificate must be to hand prior to the property being advertised. This is not a task that lawyers ordinarily arrange. Where you are using a South Wimbledon conveyancing lawyer they might help arrange energy performance certificates due to their contacts with long established local accredited person
I am buying a property in South Wimbledon. One unusual aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Aldermore your lawyer must check the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and solicitors are required to report to Aldermore where a lease fails to comply with these provisions. The conditions relate to the installation of panels on properties countrywide and is not restricted to South Wimbledon.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local South Wimbledon building society branch on a couple of occasions and was informed it wasn't a problem and they will lend. My South Wimbledon conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend based on their published requirements. I simply don't know who is right.
Provided that the conveyancer is on the bank panel, they must follow the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
About to purchase a new build apartment in South Wimbledon. 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 should expect your new-build leasehold conveyancing in South Wimbledon
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Please confirm the Lease plans are architect prepared. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Due to the encouragement of my in-laws I had a survey completed on a house in South Wimbledon in advance of instructing solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies may not grant a mortgage on this type of premises.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in South Wimbledon. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in South Wimbledon to see if the conveyancing costs will increase in light of this.
My son is embarking on her first house purchase, he had his mortgage in principle. When the seller agreed the offer on the apartment we contacted the lender to progress the mortgage application. We were shocked to discover that banks do not accept all conveyancing practitioner, they have to be on a list, is this right?
Mortgage Companies normally imposes restrictions either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any South Wimbledon property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.