My mortgage broker has requested my Llanharan lawyer’ panel member for the Santander conveyancing panel. Can you suggest how I obtain this. I have e-mailed my local Llanharan office but they cant find it on their system.
You are best placed to get this information from your Llanharan property lawyer . Most Llanharan conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
Our solicitor has discovered a defect with the lease for the apartment we are buying in Llanharan. The seller’s lawyers have offered defective title insurance as a solution. We are content with insurance and will pay for it. Our conveyancer has advised that he must ensure that the bank is willing to move forward with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Do the Building Society Association intend to launch a online directory to to identify practices on the Earl Shilton BS conveyancing panel for example in Llanharan?
We have not been informed any plans on the part of the BSA to develop such a register.
Should my conveyancer be raising enquiries about flooding as part of the conveyancing in Llanharan.
Flooding is a growing risk for lawyers specialising in conveyancing in Llanharan. There are those who acquire a house in Llanharan, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, but there are a numerous checks that can be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Llanharan. The standard information supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to find out whether the premises has suffered from flooding. If the residence has been flooded in past which is not revealed by the seller, then a purchaser could commence a claim for damages resulting from an incorrect answer. The purchaser’s lawyers should also conduct an environmental report. This should disclose if there is a recorded flood risk. If so, additional inquiries should be made.
In what way does the Landlord & Tenant Act 1954 affect my business offices in Llanharan and how can you help?
The 1954 Act provides security of tenure to business leaseholders, granting the legal entitlement to apply to court for a renewal lease and remain in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Llanharan is one of our numerous areas of the UK in which the firms we work with have offices
As a leasehold owner I am liable for a service charge for my property in Llanharan. Due to redundancy and other issues I slipped behind with payments. I negotiated a payment plan but there is still two currently due.
I now wish to sell and I am nervous that this could jeopardize the sale if I have to pay off the arrears first. I'd like to sell up and then discharge the debt from the proceeds - is this possible?
It would be wise to speak with the solicitor carrying out your Llanharan conveyancing but one option may be to arrange for the outstanding amount to be passed to the purchasers. The sale price payable would be reduced to reflect the amount of debt they take on. They could then pay the arrears once they are the owners.