I am not well enough to travel far from Selsdon. Can you please explain the reason why all Selsdon property lawyers are not on all bank panels?
Pre- 2008 most banks had an approach to risk which is different from today. The financial regulator in 2010 conducted a thematic review into property fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Consequently, mortgage companies have since soughtmore data from law firms concerning their processes and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Many firms have been excluded from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the criteria of volume of transactions the lenders set.
We are due to complete buying a house in Selsdon but as a consequence of wreckage from the recent storms I have managed to agree reparation from the owner of £3k taking the form of a deduction in the price. This was going to be dealt with as part of amending the contract however Aldermore are not allowing this. Should they have been involved?
The lawyer being on a Aldermore approved list is required to advise Aldermore of any amendments to the purchase price. If you were to refuse your property lawyer to report the reduction to Aldermore then they would have to discontinue acting for you. In addition, Aldermore and you would have to appoint a new conveyancing practitioner for your conveyancing in Selsdon.
I am buying a property in Selsdon. One unusual aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Kent Reliance your lawyer must check the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and solicitors are required to report to Kent Reliance where a lease does not meet these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Selsdon.
I am currently in the process of buying my council flat in Selsdon. I have a mortgage agreed with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
I can not fathom if my mortgage offer requires a lease extension. I have called into my local Selsdon building society branch on a couple of occasions and was reassured it wasn't a problem and they will lend. My Selsdon conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
As long as the lawyer is on the mortgage company panel, she or he must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Selsdon?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Selsdon. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Given that I am about to part with £400,000 on 3 bedroom house in Selsdon I would like to have a conversation with the solicitor regarding thehouse move ahead of giving the go ahead to the firm. Can this be arranged?
This is something that we encourage - we would be pleased to talk to you we do not take any clients on without you first talking to the solicitor due to be carrying out your conveyancing in Selsdon.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Selsdon should be the amount on the final invoice that you end up paying.
On the hunt for a conveyancing solicitor in Selsdon. I thought I had one sorted but they are not on the panel for Co-operative. It would appear that these days most mortgage companies only allow conveyancing practitioners on their panel. Very annoying limiting the choice for the paying public. Please can you refer me to a cheap Selsdon lawyer that would act for us as well as represent Co-operative?
LenderPanel.com is limited to being a directory service for lawyers who wish to be listed as being on the approved conveyancing panel for Co-operative in certain locations such as Selsdon . We dont recommend any particular conveyancer.