Me and my fiance are planning to acquire a 1 bedroom apartment in Alnwick with a mortgage. We would like to retain our Alnwick conveyancer, however the bank says he's not on their "panel". We have to appoint one of the bank panel firms or continue with our Alnwick conveyancing practitioner and pay for one of their panel ones to represent them. This feels very unfair; can we not insist that the mortgage company use our Alnwick 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 lender’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. A further alternative is for your Alnwick conveyancing lawyer to apply to be on the conveyancing panel.
Do I need to attend the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Alnwick so that I can attend their offices when needed.
These days conveyancing panel lawyers for mortgage companies undertake their work through the post, internet or over the phone. This means that they can undertake the conveyancing transaction regardless of where you live in England or Wales. That being said you can check if you have the option of going to the offices of your conveyancing lawyer if just in case this is required.
What can a local search inform me regarding the property I am buying in Alnwick?
Alnwick conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company such as PSG The local search is essential in every Alnwick conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search should provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
The estate agent has sent us the confirmation of our purchase of a new build flat in Alnwick. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Alnwick
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I am thinking of appointing a conveyancing practitioner in Alnwick for my remortgage. Is there any facility to review a firm’s complaints history with the legal regulator?
Members of the public may read presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA may recorded call for training purposes.
I have just appointed agents to market my basement flat in Alnwick.Conveyancing is yet to be initiated but I have just received a yearly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is pay the invoice as normal given that all ground rent and maintenance charges will be apportionedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially