Me and my fiance are purchasing a 1 bedroom apartment in Woburn Sands with a mortgage. We like our Woburn Sands conveyancer, but the lender says he's not on their "panel". We have to appoint one of the bank panel firms or continue with our Woburn Sands property lawyer and pay for one of their panel ones to act for them. This feels very unfair; can we not require that the bank use our Woburn Sands conveyancing practitioner ?
Unfortunately,no. 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 Woburn Sands conveyancing lawyer to apply to be on the conveyancing panel.
Would the conveyancing solicitors identified via your search tool handle attended exchange conveyancing in Woburn Sands?
There are a few conveyancing experts who can conduct personalised exchanges. Please call us to get a fee calculation and details as to dates.
This question may be naive but I am new to the process as a 1st time buyer of a ground floor flat in Woburn Sands. Do I collect the keys to the property on the completion date from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Woburn Sands?
On the day of completion you will not be required to attend the conveyancers office in Woburn Sands. Your solicitors will transfer the completion advance to the owner’s conveyancers, and once they have received this, you will be called to collect the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
We have a mortgage agreed in principle with UBS. Woburn Sands conveyancing practitioners are instructed. How long does it take for UBS to forward the offer to the conveyancer?
Some lenders take longer than others. Have UBS conducted the survey? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
After shopping around on the internet I have found a Woburn Sands conveyancer having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Woburn Sands surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
About to purchase a new build flat in Woburn Sands. Conveyancing is necessary evil 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.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Woburn Sands
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Due to the input of my in-laws I had a survey completed on a property in Woburn Sands in advance of retaining lawyers. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some banks may refuse to give a loan on such a home.
It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Woburn Sands. Conveyancing will be smoother if you use a solicitor in Woburn Sands especially if they are acquainted with such properties in Woburn Sands.
In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Woburn Sands and how can you help?
The particular law that you refer to gives security of tenure to business tenants, granting the legal entitlement to apply to court for a renewal lease and continue in occupation when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Woburn Sands