I am in the process of selling my apartment in Whaley Bridge and the estate agent has just telephoned to say that the purchasers are changing their law firm. The excuse is that the bank will only deal with solicitors on their conveyancing panel. On what basis would a big named mortgage company only engage with specific lawyers rather the firm that they want to choose for their conveyancing in Whaley Bridge ?
Lenders have always had panels 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 acted for them for more than 15 years.
Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices 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 purchasers are unlikely to have any impact on this.
Our bank has recommended a law firm on their panel based in Whaley Bridge but I would rather choose a conveyancing lawyer in Whaley Bridge local to me. Can you assist?
It is by no means the case that all Whaley Bridge conveyancing practitioners are listed all banks conveyancing panel. Please make use of the above search tool to choose a Whaley Bridge conveyancing conveyancer on the on the lender panel.
I need some quick conveyancing in Whaley Bridge as I am under pressure to exchange contracts inside one month. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are are a mortgage free buyer you are at liberty not to have searches carried out although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Whaley Bridge the following are instances of what can arise and adversely affect future mortgageability: Refused Planning Applications, Overdue Charges, Overdue Grants, Railway Schemes,...
Just had an offer accepted on a new build apartment in Whaley Bridge. Conveyancing is necessary evil 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 conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Whaley Bridge
-
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Whaley Bridge is the location of the property. Is there any advice you can give?
Flying freeholds in Whaley Bridge are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Whaley Bridge you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Whaley Bridge 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.
As co-executor for the estate of my grandmother I am disposing of a property in Cardiff but I am based in Whaley Bridge. My lawyer (based 300 kilometers from mehas requested that I sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing lawyer in Whaley Bridge who can witness this legal document for me?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Whaley Bridge based