I am progressing with the sale of my maisonette in Birkenshaw and the estate agent has just called to advise that the purchasers are changing their solicitor. The reason given is that the bank will only deal with property lawyers on their conveyancing panel. On what basis would a major lender only engage with specific lawyers rather the firm that they want to choose for their conveyancing in Birkenshaw ?
UK lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Mortgage companies blame a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
I used Stirling Law a few years ago for my conveyancing in Birkenshaw. Now, I need the files however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Birkenshaw of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Just had an offer accepted on a new build flat in Birkenshaw. 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 legal work.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Birkenshaw
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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 the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Given that I am about to part with hundreds of thousands of pounds on a two bedroom apartment in Birkenshaw I wish to talk to a solicitor about myhouse move in advance of instructing the firm. Can this be arranged?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be carrying out your property ownership legalities in Birkenshaw.There is no ‘factory style conveyancing’ - each client is unique person, not a case reference. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in Birkenshaw should be the figure that you are charged.
Am I best advised to choose a Birkenshaw conveyancing solicitor who is local to the property I am hoping to buy? I have an old university friend who can carry out the conveyancing however his firm is located 200kilometers away.
The benefit of a high street Birkenshaw conveyancing practice is that you can drop in to execute paperwork, deliver your ID and apply pressure on them if necessary. They will also have local knowledge which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were content that should trump using an unknown Birkenshaw conveyancing solicitor solely due to them being local.
My wife and I hope to acquire our first house in Birkenshaw. Conveyancing lawyer has been instructed. The mortgage adviser advised that a survey is not needed as the house is just fifteen years old.
You would be best advised to take a Home Buyer's Report. As the premises was constructed over a decade ago the property will not benefit from a warranty, so you don't want to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report could be sufficient. They will highlight any apparent issues and suggest additional investigation where relevant. Where there are any indications of problems seek a full structural survey.