My wife and I are buying a 2 bedroom apartment in Westerham with a mortgage. We have a Westerham conveyancer, however the mortgage company says he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Westerham solicitor and pay for one of their panel firms to act for them. We consider that this is inequitable; can we not require that the mortgage company use our Westerham solicitor ?
Unfortunately,no. The mortgage offered to you 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 Westerham conveyancing lawyer to apply to be on the conveyancing panel.
My husband and I are purchasing a 3 bedroom flat in Westerham with a mortgage from Norwich and Peterborough Building Society.We would like to retain our Westerham conveyancing practitioner but Norwich and Peterborough Building Society advised that he's not listed on their approved list of member firms. We have to appoint a Norwich and Peterborough Building Society panel solicitor or keep our local solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage issued to you is subject to its various provisions, a common one being that conveyancers must be on the Norwich and Peterborough Building Society approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Norwich and Peterborough Building Society
I am planning to move home in July. Should my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you suggest a removal company in Westerham. Conveyancing lawyer was organised prior to coming across this page.
On the day of completion you can pick up the keys from the selling agent however this can only be done when the previous owners conveyancers advise the agent that the monies to complete are in and the keys can be given over. Subsequently you should tell the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can assist you in finding a residential property solicitor in Westerham or a lawyer that specialises in conveyancing in Westerham.
I am buying a detached bungalow in Westerham. Our aim is to carry out an extension to the side at the property.Will the conveyancing process include investigations to ascertain if these works are prohibited?
Your solicitor should check the registered title as conveyancing in Westerham will sometimes reveal restrictions in the title deeds which prohibit certain changes or need the permission of a 3rd party. Many additions need local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.
Is there a list of Virgin Money panel solicitors in Westerham on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings open the public over the internet. Where you are in need of a Westerham solicitor on the Virgin Money please make the most of our facility.
Due to the encouragement of my in-laws I had a survey completed on a property in Westerham in advance of appointing conveyancers. I have been informed that there is a flying freehold element to the house. My surveyor has said that some lenders tend refuse to give a mortgage on this type of home.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Westerham. Conveyancing will be smoother if you use a solicitor in Westerham especially if they are accustomed to such properties in Westerham.
My husband and I are one month into a residential purchase having been directed to conveyancers by the high street agent to execute conveyancing in Westerham. I am not happy. Could you help me find new solicitors?
A lawyer would need to be very poor in order to consider replacing them. Has the mortgage offer been generated? In the event that it has you need to make them aware of the replacement solicitor and get the mortgage documents are issued to the new lawyers. Your solicitor ideally should be on the mortgage company approved list to avoid escalating costs and delays. That should be your starting point. The find a solicitor tool should help you find a bank approved lawyer for your home move in Westerham
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have subsequently discovered that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Westerham. Conveyancing advisers have are soon to be instructed. Will they explain the issues?
Most houses in Westerham are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Westerham in which case you should be looking for a Westerham conveyancing practitioner and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the property is part of an estate. Your lawyer will appraise you on the various issues.
Westerham Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying
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For many Westerham leaseholds the cost for major works are not included within service charges, although some managing agents in Westerham require tenants to contribute towards a reserve fund created for the specific intention of establishing a fund for major works. It would be wise to discover as much as possible regarding the company managing the block as they can either make living at the property much easier or problematic. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to daily issues such as the upkeep of the common parts. Ask other tenants what they think of them. On a final note, find out the dates that you are obliged pay the maintenance charge to the relevant party and precisely what you get for your money. Who takes responsibility for maintaining and repairing the building?