Me and my fiance are hoping to buy a 3 bedroom apartment in Cann Hall with a mortgage. We like our Cann Hall lawyer, however the mortgage company advise she’s not on their "panel". It seems we have no option but to select one of the bank panel solicitors or continue with our Cann Hall solicitor and pay for one of their panel ones to act for them. We regard this is inequitable; is there anything we can do?
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. A further alternative is for your Cann Hall conveyancing lawyer to apply to be on the conveyancing panel.
I am helping my step-mother sell her house in Cann Hall. Will the conveyancer arrange the EPC or it is for me to see to?
After the demise of Home Packs, energy assessments was retained a mandatory part of selling a house. An EPC needs to be commissioned before the property is advertised. It is not a task that conveyancers normally arrange. Where you are using a Cann Hall conveyancing lawyer they might help arrange energy performance certificates due to their relationships with reputable local accredited person
My uncle advised me that in buying a property in Cann Hall there could be a number of restrictions preventing external alterations to a property. Is this right?
There are a number of properties in Cann Hall which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Cann Hall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are getting the release of further monies on our mortgage from Aldermore as we wish to carry out a loft conversion to our home in Cann Hall. Do we need to choose a bricks and mortar Cann Hall solicitor on the Aldermore conveyancing panel to handle the paperwork?
Aldermore don't usually require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.
My friend suggested that where I am buying in Cann Hall I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Cann Hall conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Cann Hall around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Cann Hall.
I own a semi-detached Victorian property in Cann Hall. Conveyancing practitioner acted for me and Santander. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cann Hall and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who carried out the work.
In scouring the web for the phrase conveyancing in Cann Hall it reveals many solicitorsin the area. With so much choice what is the best way to find the suitable conveyancer for the sale of my house?
The best method of finding the right conveyancer is through a personal recommendation, so seek the opinion of friends and those you trust who have bought a property in Cann Hall or the respected estate agent or mortgage broker. Costs for conveyancing in Cann Hall vary, so it's advisable to secure at least three quotes from varying types of conveyancers. Dont forget to clarify that the fees are fixed.
Our estate agent has recommended their solicitor for the conveyancing in Cann Hall - Is it not simpler advisable to just use them?
This is not necessarily the case and you are at liberty to opt for whichever property lawyer you prefer for your Cann Hall home move. The conveyancing practitioner recommended by a 3rd party adviser may not necessarily be the right conveyancing practitioner, they may suggest their preferred conveyancing firm who are based far away. In this instance you may not have contact with your solicitor and due to the lack of continuity in the transaction, it may be difficult to obtain updates.