I am purchasing a flat in Thorne. My Conveyancer has never been on on the lender approved panel. Can I still appoint my Thorne conveyancing solicitor notwithstanding that they are excluded from the lender panel?
Your options include
- Complete the purchase with your preferred Thorne conveyancing practitioner but your bank will undoubtedly retain a solicitor from their approved panel. The net result is additional fees and potential frustration.
- Choose a new lawyer to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Convince your solicitor to pull out all the stops to get listed on the bank’s conveyancing panel
I am the registered owner of a freehold residence in Thorne yet pay rent, why is this and what is this?
It’s unusual for properties in Thorne and has limited impact for conveyancing in Thorne but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
A relative pointed out to me me that in purchasing a property in Thorne there may be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
There are a number of properties in Thorne which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Thorne should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
is it true that all Thorne solicitor practices on the Virgin Money conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Virgin Money approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
I am selling my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being problematic. The Thorne solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am looking for a ground for flat up to £235,500 and found one round the corner in Thorne I like with amenity areas and station nearby, however it only has 51 years unexpired on the lease. I can't really find anything else in Thorne for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage the shortness of the lease may be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
Am I right to be wary that brokers that I am dealing with are recommending a web based conveyancing firm as opposed to a local Thorne conveyancing firm?
As is the case with many professional services, often suggestions from family and friends can be worth their weight in gold. Yet there are many parties with a vested interest in a conveyancing deal; estate agents, financial adviser and banks may suggest solicitors to appoint. Sometimes the solicitors might be known to one of the organisations as experts in their field, but sometimes there might be a financial incentive behind the recommendation. You are at liberty to select your preferred lawyer. Don't forget that many banks specify a panel list of lawyers you have to use for the lender aspect of your conveyancing.
I need to appoint a conveyancing solicitor for residential conveyancing in Thorne. I've stumble across a web site which seems to have the ideal solution If it is possible to get all the legals completed via phone that would be preferable. Do I need to 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?