My husband and I are buying a 3 bedroom apartment in St Austell with a mortgage. We have a St Austell solicitor, however the lender says she’s not on their "panel". We have to appoint one of the bank panel firms or keep our St Austell lawyer and pay for one of their panel ones to act for them. This feels very unfair; can we not demand that the bank use our St Austell conveyancing practitioner ?
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 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. A further alternative is for your St Austell conveyancing solicitor to apply to be on the conveyancing panel.
My fiance and I decided to purchase a purpose built apartment in St Austell with a loan from Skipton Building Society.We use our St Austell conveyancing solicitor but Skipton Building Society advised that her practice is not listed on their approved list of firms. We have to appoint a Skipton Building Society panel lawyer or retain our local solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The loan offered to you contains various provisions, a common one being that solicitors will be on the Skipton Building Society approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could find 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Skipton Building Society
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial land in St Austell?
Many commercial conveyancing solicitors in St Austell will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in St Austell. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in St Austell.
For every commercial conveyancing transaction in St Austell it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to St Austell commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in St Austell.
Me and my brother purchased a semi-detached Victorian property in St Austell. Conveyancing lawyer represented me and Barclays Direct. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St Austell and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing lawyer who conducted the work.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. St Austell is the location of the property. Can you offer any guidance?
Flying freeholds in St Austell are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Austell you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Austell may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
All being well we will complete our sale of a £250,000 flat in St Austell in 8 days. The landlords agents has quoted £396 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in St Austell?
St Austell conveyancing on leasehold maisonettes normally necessitates administration charges levied by freeholders :
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Completing conveyancing due diligence questions
Where consent is required before sale in St Austell
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Leasehold Conveyancing in St Austell - Examples of Queries before Purchasing
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For most St Austell leaseholds the cost for major works are not included within service charges, albeit that a few managing agents in St Austell ask leaseholders to contribute towards a reserve fund and this is used to offset against major works. What is the name of the managing agents? It is important to be aware if a new roof is being installed or some other major work is coming up to be shared amongst the leaseholders and may well materially increase the the service charges or result in a specific payment.