My husband and I are purchasing a 1 bedroom apartment in Southam with a mortgage. We wish to retain our Southam conveyancer, however the mortgage company advise she’s not on their "panel". It appears that we have little option but to instruct one of the bank panel solicitors or retain our Southam property lawyer as well as pay for one of their panel ones to act for them. This seems very unfair; can we not insist that the bank use our Southam lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Southam conveyancing solicitor to apply to be on the conveyancing panel.
After reading online forums for a high-quality solicitor in Southam, most comment that I should use a CQS accredited lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's biggest lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. Southam is one of the numerous areas of the UK where there are CQS solicitors.
My company is planning to lease a unit on the high street. Can you recommend solicitors offering no-move-no fees for non-domestic conveyancing in Southam for below 1500k?
We can recommend firms who have specialist knowledge of commercial conveyancing in Southam, including the disposal and purchase of businesses as well as simply premises. If you are intending to acquire or lease a shop, pub, restaurant, office, retail premises or a complete business we can find you the right firm. Regarding the fees these will vary based on the structure and complexity of the proposed transaction. Please provide us with your details or call us so that we may provide you with a fixed commercial conveyancing calculation.
Is it best to appoint a Southam conveyancing lawyer based in the area that I am purchasing? We have a good friend who can deal with the conveyancing however his firm is located a couple of hundredkilometers drive away.
The primary upside of using a high street Southam conveyancing practice is that you can drop in to execute paperwork, hand in your ID and pester them if necessary. Having local Southam know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and in the main were content that must outweigh using an unfamiliar Southam conveyancing solicitor solely due to them being based in the area.
I am in need of some leasehold conveyancing in Southam. Before diving in I want to be sure as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and almost all are in Southam - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Southam - Sample of Questions you should ask Prior to buying
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Does the lease have onerous restrictions? Please note that where the lease has less than eighty years it will impact the value of the apartment. Check with your lender that they are content with residual term of the lease. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and it is worth finding out what this would cost. Remember, in most cases you will be required to have owned the residence for two years before you are legally able to exercise a lease extension.
Is planning permission necessary to convert a house into multiple flats in Southam? This has occurred to a house next door to a relative in Southam and was unaware of the conversion until it was complete.
Planning Consent yes. Building Regulations yes.