I am selling my apartment in Capel St Mary and the EA has just e-mailed to warn that the purchasers are changing their conveyancer. I am told that this is due to the fact that the lender will only deal with property lawyers on their conveyancing panel. On what basis would a big named lender only deal with specific law firms rather the firm that they want to choose for their conveyancing in Capel St Mary ?
Lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Mortgage companies point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal 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 do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.
What does a local search inform me concerning the house we're purchasing in Capel St Mary?
Capel St Mary conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company such as Searches UK The local search plays an important part in most Capel St Mary conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
Over the last few months I have been searching for a flat up to £305k and found one close by in Capel St Mary I like with amenity areas and transport links in the vicinity, however it's only got 61 years on the lease. There is not much else in Capel St Mary in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
How can the Landlord & Tenant Act 1954 impact my business premises in Capel St Mary and how can your lawyers assist?
The 1954 Act provides security of tenure to commercial tenants, granting the a statutory right to make a request to court for a new tenancy and remain in occupation 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. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Capel St Mary
My cousin has recommend that I instruct his conveyancers in Capel St Mary. Should I use them?
There are no two ways about it the best way to choose a conveyancing lawyer is to get recommendations from friends or family who have actually experience in using the conveyancer you're are thinking of instructing.
I am buying a flat and require a conveyancing solicitor in Capel St Mary who is on the mortgage company conveyancing panel. Could you point me in the right direction as regards a Capel St Mary solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who do conveyancing in Capel St Mary. We dont recommend any particular conveyancing practice.