Much to our surprise we have been told by our mortgage broker that my Yarm lawyer is not on the lender Conveyancing panel. How can I be sure whether this is correct?
The best course of action for you to take is to contact your Yarm conveyancer. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
Do the Building Society Association intend to launch a searchable register to list practices on the Coventry BS conveyancing panel for example in Yarm?
Lexsure has not been advised of any intention on the part of the BSA to develop such a register.
I am buying a new build flat in Yarm. Conveyancing is daunting 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 legal work.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Yarm
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There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are architect prepared. 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.
I decided to have a survey completed on a house in Yarm in advance of retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some lenders tend not give a loan on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. Should you wish to telephone us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Yarm. Conveyancing may be slightly more expensive based on your lender's requirements.
How can the Landlord & Tenant Act 1954 affect my business offices in Yarm and how can your lawyers assist?
The particular law that you refer to provides a safeguard to commercial leaseholders, granting the legal entitlement to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Yarm is one of our numerous areas of the UK in which the firms we work with have offices
My wife and I have recently had an offer agreed on a house and had meeting on Friday with the Post Office for the mortgage. They have informed me that when it comes to choosing a conveyancer that unless they are on their approved panel of solicitors then we will have to pay out a further fee of £250+. This is is due to the fact that they would then have to instruct a conveyancer to act for them in addition to the one we choose to act for ourselves and we assume responsibility for their costs. I have asked the Post Office to furnish me with a list so I can request quotes only from their approved lawyers but was told they dont have such a list to hand over. Is there a simple way of finding out who is on a lender panel?
You can enquire of the Post Office what their criteria for panel membership is for a solicitor.Then ask the property lawyer of your choice whether they meet the criteria and have they acted on mortgages for the Post Office previously. Where the answer to those is yes, then just clarify this with the Post Office. Another option is to utilise our search facility and we should be able to find you a property lawyer in Yarm on the approved list for the Post Office.