I am progressing with the sale of my maisonette in Strood and the EA has just called to say that the buyers are swapping conveyancer. The reason given is that the mortgage company will only deal with solicitors on their approved list. On what basis would a big named mortgage company only work with certain law firms rather the firm that they want to select to handle their conveyancing in Strood ?
UK lenders have always had panels of law firms that can represent them, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Lending institutions justify this action to a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.
The Strood conveyancing firm handling our Strood conveyancing has identified a difference between the information in the home valuation survey and what is in the legal papers for the property. My lawyer has advised that he is obliged to check that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s stance legitimate?
Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Can your site be used to recommend a Conveyancing solicitor in Strood even if I’m not purchasing or selling a house, for instance where I wish to acquire an office in Strood with a mortgage from Santander?
The service is mainly used to locate domestic conveyancing solicitors in Strood but we have listed towards the bottom of this page a few Strood commercial conveyancing firms. You will need to speak with the company directly to establish if they are also authorised to represent Santander
What can a local search tell me concerning the house I am buying in Strood?
Strood conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for instance Searches UK The local search is essential in every Strood conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
What does commercial conveyancing in Strood cover?
Commercial conveyancing in Strood covers a wide array of services, given by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
There are only Seventy years left on my lease in Strood. I am keen to extend my lease but my landlord is can not be found. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to find the freeholder. For most situations a specialist may be useful to try and locate and to produce an expert document to be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a solicitor both on devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Strood.
Strood Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
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It would be a good idea to enquire if the the lease includes any onerous restrictions in the lease. For example it is fairly common in Strood leases that pets are not permitted in certain buildings in Strood. If you love the flatin Strood yet your dog is not allowed to move with you then you have a very difficult choice. The answer will be helpful as a) areas could cause problems for the building as the communal areas may start to deteriorate if maintenance are not paid for b) if the tenants have a dispute with the managing agents you will need to know about it Are there any major works anticipated that could increase the maintenance charges?