I am obtaining a mortgage offer from Lloyds. My intention is to employ the services of a Licensed Conveyancer in West Dean. Does the Lloyds Conveyancing panel exclude conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
Do the Building Society Association intend to launch a online directory to list solicitors on the Norwich and Peterborough Building Society conveyancing panel for instance in West Dean?
Lexsure has not been advised of any intention on the part of the BSA to develop such a tool.
We are purchasing a terrace house in West Dean. We would like to an extension at the rear at the house.Will the conveyancing process involve checks to ascertain if these alterations are allowed?
Your solicitor will review the deeds as conveyancing in West Dean can on occasion reveal restrictions in the title documents which prevent categories of alterations or need the consent of another owner. Certain works require local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
Is it the case that all West Dean solicitors on the Yorkshire BS conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be regulated by the SRA. Some banks do allow licenced conveyancers on their panel and in that case the organisation would be regulated by the CLC.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local West Dean building society branch on a couple of occasions and was advised it wasn't an issue and they would lend. My West Dean conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. Who do I believe?
Your property lawyer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your 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 West Dean?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in West Dean. 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…’
I need to instruct a conveyancing lawyer in West Dean for my remortgage. Is there any facility to see a solicitor's complaints history with the legal regulator?
Members of the public may search for presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator could monitor telephone calls for training purposes.
I am on look out for some leasehold conveyancing in West Dean. Before I set the wheels in motion I require certainty as to the remaining lease term.
Assuming the lease is registered - and most are in West Dean - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in West Dean - Examples of Queries before buying
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Most West Dean leasehold flats will incur a service charge for maintenance of the block set by the landlord. Where you acquire the apartment you will have to meet this contribution, normally quarterly throughout the year. This could vary from a few hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all probability there will be a rentcharge for you to pay yearly, ordinarily this is not a exorbitant sum, say around £50-£100 but you should to enquire it because on occasion it can be many hundreds of pounds. You should be aware that where the lease has no more than eighty years it will have adverse implications on the salability of the apartment. Check with your mortgage company that they are willing to lend given the lease term. A short lease means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of what this will be. Remember, in most cases you would be be obliged to have owned the property for 24 months before you are entitled to extend the lease. What prohibitions exist in the West Dean Lease?