I am nearing exchange of contracts for my flat in Westcliff On Sea and the estate agent has just telephoned to warn that the buyers are swapping law firm. The excuse is that the mortgage company will only engage with solicitors on their approved list. On what basis would a major mortgage company only deal with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Westcliff On Sea ?
UK lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Banks attribute this action to a rise in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to disclose 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. The buyers are unlikely to have any sway in the decision.
Do the Building Society Association intend to launch a online directory to list solicitors on the Coventry BS conveyancing panel for instance in Westcliff On Sea?
We are not aware of any intention on the part of the BSA to develop such a search facility.
I note that there are debates on Chancel Insurance on online forums. Do I require this when acquiring a property in Westcliff On Sea? or Apparently there is an ancient law that could mean that owners of property living in a parish church boundary may be liable to contribute towards maintenance towards the chancel within the church. Is this a legitimate concern for conveyancing in Westcliff On Sea?
Unless a previous purchase of the property took place post 12 October 2013 you could take it that conveyancing practitioners delivering conveyancing in Westcliff On Sea to continue to suggest a chancel search and or chancel repair liability insurance.
Are there restrictive covenants that are commonly identified as part of conveyancing in Westcliff On Sea?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Westcliff On Sea. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Westcliff On Sea is where the house is located. Can you shed any light on this issue?
Flying freeholds in Westcliff On Sea are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Westcliff On Sea you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Westcliff On Sea 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 residence.
Expecting to sign contracts shortly on a leasehold property in Westcliff On Sea. Conveyancing solicitors have said that they are sending me a report tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Westcliff On Sea should include some of the following:
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Repair and maintenance of the property Whether the lease restricts you from renting out the property, or working from home Additions to the property Information as to the provision in the lease to to contribute towards maintenance costs - in respect of the block, and the wider rights a lessee enjoys What options are available to the landlord where you are in breach of your lease terms?
Westcliff On Sea Conveyancing for Leasehold Flats - A selection of Queries before buying
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Is the freehold owned jointly by the leaseholders? On the whole the outlay for major works are not built into the maintenance charges, although a few managing agents in Westcliff On Sea ask leasehold owners to pay into a reserve fund and this is used to offset against larger repairs or maintenance. The answer will be helpful as a) areas may result in problems in the building as the communal areas may begin to deteriorate where maintenance are not paid for b) if the leaseholders have an issue with the running of the building you will need to have all the details