We are buying a 2 bedroom apartment in Alnmouth with a mortgage. We would like to retain our Alnmouth conveyancer, however the lender advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Alnmouth property lawyer and pay for one of their panel lawyers to act for them. This seems very unfair; are we not able to require that the bank use our Alnmouth lawyer ?
No, not really. 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 Alnmouth conveyancing solicitor to apply to be on the conveyancing panel.
I have been told that property searches are the main reason for delay in Alnmouth house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Alnmouth.
Are there restrictive covenants that are commonly identified as part of conveyancing in Alnmouth?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Alnmouth. 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…’
Just had an offer accepted on a new build apartment in Alnmouth. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions 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 Alnmouth
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Due to the advice of my in-laws I had a survey completed on a property in Alnmouth prior to instructing conveyancers. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some banks will not grant a loan on such a home.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Alnmouth. Conveyancing will be smoother if you use a solicitor in Alnmouth especially if they are familiar with such properties in Alnmouth.
Given that I am about to part with over three hundred thousand on a property in Alnmouth I would like to talk to a conveyancer regarding thehouse move before giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be delighted to talk to you we do not take any clients on without you speaking to the lawyer due to be conducting your conveyancing in Alnmouth.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter reference. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Alnmouth should be the amount on the final invoice that you end up paying.