Me and my fiance are purchasing a 2 bedroom apartment in Victoria Park with a mortgage. We wish to retain our Victoria Park lawyer, however the lender says she’s not on their "panel". It appears that we have no choice but to instruct one of the lender panel firms or retain our Victoria Park lawyer as well as pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?
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 bank’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 Victoria Park conveyancing lawyer to apply to be on the conveyancing panel.
In the event thatI was to buy a straightforward homein Victoria Park mortgage fee and dispense with a survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Victoria Park?
The sole reduction in fees you would achieve is the costs for searches. The property lawyer is required to do the vast majority of work - money laundering, correspond with the vendors lawyer, SDLT return, register the title etc. You might save a bit for them not having to register a mortgage but it won't be meaningful.
Are the BSA intent on creating a online directory to to identify solicitors on the Earl Shilton BS conveyancing panel for instance in Victoria Park?
We would not expect to be advised of any intention on the part of the BSA to promote such a register.
My wife and I are purchasing a property in Victoria Park. I might seem paranoid but how we can trust a conveyancer? At some point we have to deposit money into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I had a mortgage agreed in principle with Clydesdale. Victoria Park conveyancing solicitors are selected. How long does it take for Clydesdale to issue the offer to the property lawyer?
There is no definitive answer here. Have Clydesdale conducted the valuation? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
The formalities of my purchase has taken place for my property in Victoria Park. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Victoria Park. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Victoria Park
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Victoria Park is where the house is located. Is there any advice you can give?
Flying freeholds in Victoria Park are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Victoria Park you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Victoria Park may ascertain 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 property.