My wife and I are looking to buy a home in Brighouse and have instructed a Brighouse conveyancing firm. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Barclays have this afternoon contacted us to advise us that they have now hit a problem as our Brighouse lawyer is not on their approved list of lawyers. Please explain?
When purchasing a property with mortgage finance it is normal for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Brighouse lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
We are getting closer to an exchange on a flat in Brighouse and my mum and dad have transferred the exchange deposit to my conveyancer. I am now advised that as the deposit has not arrived from me my solicitor needs to make a notification to my lender. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to delay the deal?
The lawyer is legally required to clarify with lender to ensure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
Having sold my house in Brighouse last December yet the purchaser is Skype messaging every few hours to say their solicitor is waiting to hear from mine. What should have happened now that I have sold?
After completion of your disposal your lawyer should send the transfer documentation and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your lawyer should also evidence that the legal charge in favour of the lender has been discharged to the buyers conveyancers. There is unlikely to be post completion procedures specific conveyancing in Brighouse.
We are intent on selling our property in Brighouse and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used a national conveyancing practice rather than a conveyancing solicitor in Brighouse. We have lived in Brighouse for 5 years we know of no issue. Do we get in touch with our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of 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 sickness)
About to purchase a new build flat in Brighouse. 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 legal work.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Brighouse
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
My company is wishing to take an assignment of a lease of an office on a shopping parade. Can you recommend conveyancers offering no-sale-no costs for commercial conveyancing in Brighouse for under 1500k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Brighouse, including the sale and acquisition of businesses as well as simply premises. If you are looking to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we will find you the right lawyer. Regarding the costs this will depend on the structure and heads of terms of the proposed transaction. Let us have your contact information or call us so that we can provide you with a fixed commercial conveyancing calculation.