Me and my partner are purchasing a 1 bedroom flat in Great Coates with a mortgage. We have a Great Coates solicitor, but the bank advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or keep our Great Coates property lawyer and pay for one of their panel lawyers to represent them. We consider that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer 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 Great Coates conveyancing lawyer to apply to be on the conveyancing panel.
I am assisting my niece sell her house in Great Coates. Does the conveyancer arrange an energy assessment or do I organise this?
Following the abolition of HIPs, energy assessments was retained a compulsory component of moving property. An EPC should be commissioned before the property is advertised. It is not a task that lawyers normally arrange. If you are instructing a Great Coates conveyancing solicitor they may be willing to arrange energy assessments given their relationships with reputable local energy assessors
Are all Great Coates Conveyancing Quality Solicitors on the HSBC conveyancing panel?
Some major banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
Is there a list of Nationwide panel solicitors in Great Coates on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings visible over the internet. Where you are in need of a Great Coates solicitor on the Nationwide please use our tool.
My friend advised me that where I am purchasing in Great Coates I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Great Coates conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Great Coates around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Great Coates Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information about Great Coates.
Me and my brother have a 4 bedroom Georgian house in Great Coates. Conveyancing lawyer acted for me and Barclays . I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the exact same address. Is it worth asking Barclays to clarify?
You should read 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 Great Coates and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing solicitor who completed the work.
I am buying a new build flat in Great Coates. Conveyancing is daunting 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 enquiries that you can expect your new-build leasehold conveyancing in Great Coates
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There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I have been advised by various family members to expect 6-8 weeks for Great Coates conveyancing to complete.This was four weeks ago. The property information was only sent from the vendors lawyer last week so does the clock start running now?
There is no official timeframe for conveyancing in Great Coates, or any area in the UK. You simply have to make sure your finances are in order and wait for the rest to come to you eventually.