I am 4 weeks into the sale of my apartment in Swinton and the EA has just called to warn that the buyers are changing their property lawyer. The excuse is that the bank will only engage with solicitors on their approved list. On what basis would a big named mortgage company only deal with specific law firms rather the firm that they want to select for their conveyancing in Swinton ?
Lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms 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. Your purchasers are unlikely to have any sway in the decision.
I have given 8 weeks notice to my existing landlord and must leave my let out apartment in Swinton by the end of next month. Conveyancing on my purchase is underway. Is it possible to complete in 5 weeks as don't want to have to find short term accommodation?
The normal practice is not to give notice for your lease unless your lawyer suggests that you should. Assuming that you have not already done so, contact to your lawyer and ask them to they seek the assistance the sellers lawyers, try to get a realistic time scale from them that everyone will aim to achieve
five months have gone by since my purchase conveyancing in Swinton took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build apartment in Swinton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Swinton
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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? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. Please supply a car parking plan.
I need to appoint a conveyancing solicitor for residential conveyancing in Swinton. I've chance upon a site which seems to have the ideal answer If there is a chance to get all this stuff completed via phone that would be preferable. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
20 days into buying a residence in Swinton. Conveyancing lawyer has told us the title is "Leasehold". Should this adversely affect our Santander valuation?
Swinton conveyancing does not in most situations involve leasehold houses. The key factor here is the unexpired lease term and the ground rent. If it's 999 years with a peppercorn rent, it's essentially freehold, so it’s unlikely to affect the value too much.
At the other end of the spectrum, if it's, say, 50 years it is bound to have a significant impact on the saleability, and most likely wouldn't be acceptable to the lender. The remaining lease term and ground rent will be specified in the lease which should be made available to your conveyancer.