We are buying a 2 bedroom apartment in Axminster with a mortgage. We would like to retain our Axminster conveyancer, but the bank says he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Axminster lawyer as well as pay for one of their panel firms to act for them. This seems very unfair; can we not require that the mortgage company use our Axminster conveyancer ?
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. Another option that might be available is for your Axminster conveyancing solicitor to apply to be on the conveyancing panel.
Can your site be used to locate a Conveyancing solicitor in Axminster even if I’m not buying or disposing of a house, for instance where I wish to buy an office in Axminster with a mortgage from Leeds Building Society?
The service is primarily used to get a quote from domestic conveyancing solicitors in Axminster but we have set out at the bottom of this page a selection of Axminster commercial conveyancing firms. You will need to enquire with the company directly to check if they are also authorised to represent Leeds Building Society
Will my lawyer be asking questions concerning flooding during the conveyancing in Axminster.
Flooding is a growing risk for conveyancers specialising in conveyancing in Axminster. There are those who buy a property in Axminster, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, however there are a number of searches that may be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Axminster. The standard completed inquiry forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to discover if the premises has suffered from flooding. In the event that the residence has been flooded in past which is not disclosed by the vendor, then a purchaser could commence a compensation claim resulting from an inaccurate response. A buyer’s solicitors will also conduct an environmental report. This will higlight whether there is a recorded flood risk. If so, further investigations will need to be conducted.
Are there restrictive covenants that are commonly picked up during conveyancing in Axminster?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Axminster. 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 have recently realised that I have 72 years remaining on my flat in Axminster. I now wish to get lease extension but my landlord is missing. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to track down the lessor. In some cases an enquiry agent should be helpful to conduct investigations and prepare a report to be used as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer both on devolving into the landlord’s absence and the vesting order request to the County Court overseeing Axminster.
Axminster Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
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The majority of Axminster leasehold apartments will have a service charge for maintenance of the block levied by the landlord. Where you acquire the apartment you will have to meet this contribution, normally periodically during the year. This could differ from several hundred pounds to thousands of pounds for large purpose-built blocks. In all likelihood there will be a ground rent to be met annual, normally this is not a exorbitant amount, say about £50-£100 but you should to check it because occasionally it can be many hundreds of pounds. How much is the service charge and ground rent on the flat? In the main the outlay for major works tend not to be included within service charges, albeit that a few managing agents in Axminster obliged leasehold owners to contribute towards a sinking fund created for the specific purpose of building a fund for larger works.
My brother mentioned that when selecting a conveyancing solicitors they need approved by your mortgage company. It happens to be my first home move but I have an offer in principle from Halifax and I already have a local conveyancing solicitor in Axminster in place. Can Virgin Money need an approved lawyer to be used? Does a list of panel conveyancers even exist so I can choose a conveyancing solicitor in Axminster?
You need to use a solicitor that is on the Virgin Money panel. Just call your chosen Axminster conveyancing lawyer to check if they are on the Virgin Money panel. If they are not on the panel you have numerous choices available to you here:
- Carry on with your chosen Axminster lawyer but Virgin Money will no doubt retain a conveyancer on their approved list. The net impact is additional charges and probable frustration.
- Get a new lawyer to act in the purchase, not forgetting to check that they are on the Virgin Money conveyancing panel.
- Convince your conveyancing practitioner to apply to join the mortgage company panel.