Me and my fiance are purchasing a 2 bedroom apartment in Badminton with a mortgage. We would like to retain our Badminton conveyancer, however the mortgage company says he's not on their "panel". We have to appoint one of the lender panel firms or retain our Badminton solicitor as well as pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer 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 Badminton conveyancing solicitor to apply to be on the conveyancing panel.
What will a local search tell me regarding the house my wife and I buying in Badminton?
Badminton conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for instance Searches UK The local search is essential in every Badminton conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications applicable to the property (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 areas.
Just acquired a semi-detached house in Badminton , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Badminton conveyancing solicitor has been painfully slow, so I want to check the land registry aspects are dealt with.
There is nothing unique about conveyancing in Badminton registration formalities. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd persons or bodies. Currently approximately three quarters of submission are fully dealt with within two weeks but occasionally there can be extensive hold-ups. Registration is effected after the purchaser has moved in to the premises so 'speed' is not always top priority but if it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.
I opted to have a survey completed on a property in Badminton ahead of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some banks tend refuse to issue a mortgage on a flying freehold home.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. If you e-mail us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Badminton. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are novice buyers - agreed a price, yet the property agent told us that the owners will only move forward if we use the agent's recommended solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Badminton
We suspect that the seller is unaware of this ultimatum. If they desire ‘a quick sale', turning down a motivated purchaser is going to damage their objectives. Speak to the vendors direct and make the point that (a)you are genuine buyers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you are going to appoint your preferred Badminton conveyancing firm - not the ones that will earn the estate agent a kickback or meet his conveyancing thresholds demanded by head office.
I am hoping to complete next month on a ground floor flat in Badminton. Conveyancing lawyers assured me that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Badminton should include some of the following:
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Whether your lease has a provision for a slush fund? Does the lease prevent you from renting out the property, or working from home What remedies are open the freeholder should you are in breach of your lease terms? An explanation as to the provision as set out in the lease to pay service charges - in relation to the building, and the more general rights a leaseholder has Additions to the flat
Leasehold Conveyancing in Badminton - Sample of Queries before Purchasing
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How much is the annual maintenance fee and ground rent? It is important to be aware whether changing the roof or some other major work is due in the foreseeable future to be shared by the tenants and could well materially impact the level of the service charges or result in a one time payment.