How up to date is your database of West Dean solicitors on the UBS conveyancing panel? Do UBS send you an updated list?
West Dean conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
we are a couple who are purchasing a newbuild apartment in West Dean with a mortgage from Alliance & Leicester .We like our West Dean conveyancing solicitor but Alliance & Leicester advised that his firm is not on their "panel". we are left little option but to use a Alliance & Leicester panel solicitor or keep our high street solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Alliance & Leicester use our lawyer?
Unfortunately,no. The home loan offered to you is subject to its terms and conditions, one of which will be that conveyancers needs to be on the Alliance & Leicester approved list. Until recently, most banks had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for Alliance & Leicester
The deeds to my home can not be found. The solicitors who conducted the conveyancing in West Dean 5 years ago have long since closed. What do I do?
Assuming you have a registered title the information relating to your proprietorship will be held by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, find your house and get current copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
How does conveyancing in West Dean differ for new build properties?
Most buyers of new build or newly converted property in West Dean come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is finished. This is because new home sellers in West Dean usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in West Dean or who has acted in the same development.
I am looking for a flat up to £235,500 and identified one close by in West Dean I like with open areas and station in the vicinity, however it only has 49 years on the lease. There is not much else in West Dean for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan that many years may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
Should local authority consent be necessary to convert a single dwelling into two flats in West Dean? This has been done to a property opposite to my house in West Dean and was unaware of the conversion until it was finished.
Planning Consent yes. Building Reg Approval yes.