I plan on acquiring a leasehold flat in Alsager. My lawyer has never been on on the bank approved panel. Is it possible for me to appoint my Alsager conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?
You must have a lawyer to complete the legal work required when you require a loan to purchase your home. The solicitor will conduct all the appropriate due diligence on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is dealt with. One may appoint a Alsager lawyer of your choosing. Nevertheless, where the conveyancer selected is not on the mortgage company conveyancing panel further costs will be levied as separate legal representation will be required by them. Bank panel applications can be submitted, so provided your conveyancer has not historically sought membership they should take the chance to apply.
My aunt pointed out to me me that in buying a property in Alsager there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of a number of properties in Alsager which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Alsager should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
is it true that all Alsager solicitor practices on the Barclays conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Barclays approved list of solicitors they would need to be governed by the SRA. Some mortgage companies do permit licenced conveyancers on their panel and in that case the organisation would be regulated by the Council of Licensed Conveyancers.
The formalities of my remortgage has taken place for my property in Alsager. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Will our conveyancer be asking questions concerning flooding as part of the conveyancing in Alsager.
Flooding is a growing risk for lawyers specialising in conveyancing in Alsager. There are those who buy a property in Alsager, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, but there are a number of checks that can be undertaken by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Alsager. The standard property information forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to discover if the premises has historically flooded. In the event that the residence has been flooded in past and is not notified by the vendor, then a buyer could commence a legal claim for losses as a result of such an misleading response. A buyer’s conveyancers should also conduct an enviro report. This should higlight whether there is a recorded flood risk. If so, additional investigations will need to be conducted.
Me and my brother own a renovated Edwardian property in Alsager. Conveyancing lawyer acted for me and Platform Home Loans Ltd. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the matching property. Is it worth asking Platform Home Loans Ltd to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Alsager and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing practitioner who conducted the purchase.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Alsager. Conveyancing is daunting 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 is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Alsager
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There must be mutual enforceability of lessee’s covenants. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan.
Due to the encouragement of my in-laws I had a survey completed on a property in Alsager before retaining solicitors. I have been told that there is a flying freehold element to the property. Our surveyor has said that some banks may refuse to grant a loan on a flying freehold house.
It varies from the lender to lender. Santander has different instructions from Nationwide. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Alsager. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Alsager to see if the conveyancing will be more expensive.