I am progressing with the sale of my maisonette in Braunton and the EA has just e-mailed to advise that the purchasers are changing their solicitor. The reason given is that the bank will only work with property lawyers on their conveyancing panel. Why would a big named mortgage company only deal with certain law firms rather the firm that they want to appoint to handle their conveyancing in Braunton ?
Mortgage companies have always had panels of law firms that can represent them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Banks justify this action to a rise in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms 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. The buyers are unlikely to have any impact on this.
We are selling our property in Braunton and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any high street Braunton conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a web based conveyancing practice as opposed to a conveyancing solicitor in Braunton. Having lived in Braunton for three years we know of no issue. Do we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I used Wolstenholmes several years past for my conveyancing in Braunton. I now require my papers but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Braunton 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.
The estate agent has sent us the confirmation of our purchase of a new build flat in Braunton. 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 legal work.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Braunton
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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. Please confirm the Lease plans are architect prepared. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Is it simple use the search facility to find a conveyancing solicitor in Braunton on the authorised to act for my bank?
First select a mortgage company such as Lloyds TSB Bank, Bank of Scotland or Aldermore then specify your preferred area for instance Braunton. Conveyancing practices in Braunton and further afield should be listed.
All being well we will complete our sale of a £350,000 apartment in Braunton in 8 days. The management company has quoted £372 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Braunton?
Braunton conveyancing on leasehold flats normally results in administration charges invoiced by managing agents :
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Answering pre-exchange enquiries
Where consent is required before sale in Braunton
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Leasehold Conveyancing in Braunton - Examples of Queries before Purchasing
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Its a good idea to discover as much as you can regarding the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to practical issues like the cleanliness of the communal areas. Ask prospective neighbours what they think of their service. On a final note, be sure you understand the dates that you are obliged pay the maintenance charge to the appropriate party and specifically what you get for your money. How many of the leaseholders are in arrears for their service charge payments? Make sure you discover if there is anything that is prohibited in the lease. By way of example it is very common in Braunton leases that pets are not permitted in in a block in Braunton. If you love the propertyin Braunton but your dog is not allowed to move with you then you will be presented with a difficult choice.