My fiance and I are buying a newly converted flat in Canford Cliffs with a mortgage from Godiva Mortgages Ltd.We have a Canford Cliffs conveyancing lawyer but Godiva Mortgages Ltd advised that she’s not on their "panel". We have to appoint a Godiva Mortgages Ltd panel lawyer or retain our high street solicitor and pay for a Godiva Mortgages Ltd panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Godiva Mortgages Ltd use our lawyer?
No, not really. The home loan offered to you contains terms and conditions, one of which will be that solicitors needs to be on the Godiva Mortgages Ltd approved list. in the past, most banks 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 lawyer to apply to be on the conveyancing panel for Godiva Mortgages Ltd
How does conveyancing in Canford Cliffs differ for newly converted properties?
Most buyers of new build residence in Canford Cliffs come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Canford Cliffs usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Canford Cliffs or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a house in Canford Cliffs prior to appointing conveyancers. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some banks tend not grant a loan on this type of premises.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Canford Cliffs. Conveyancing will be smoother if you use a solicitor in Canford Cliffs especially if they are acquainted with such properties in Canford Cliffs.
Is it simple use your search app to locate a conveyancing practitioner in Canford Cliffs on the approved list for my lender?
Step one is to select a bank such as Halifax, Norwich and Peterborough Building Society or Platform Home Loans Ltd then type in your preferred area for instance Canford Cliffs. Conveyancing organisations in Canford Cliffs and beyond should be listed.
My husband and I are four weeks into a freehold purchase having been referred to a firm by the estate agent to perform conveyancing in Canford Cliffs. I am am starting to be disappointed with the quality of service. Can you help me find new solicitors?
They would have to be very poor in order to consider changing them. Has your mortgage offer been generated? In the event that it has you need to advise them of the new contact details and get the mortgage documents are issued to the new lawyers. Your conveyancer needs to be on the banks panel to avoid escalating expenses and delays. So that should be your starting point. Our search tool can assist you in finding a bank approved solicitor for your home move in Canford Cliffs
Can you provide any top tips for leasehold conveyancing in Canford Cliffs from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Canford Cliffs can be reduced where you instruct lawyers as soon as your agents start marketing the property and ask them to put together the leasehold information needed by the buyers’ representatives. In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Most leases in Canford Cliffs state that internal structural changes or addition of wooden flooring require a licence from the Landlord acquiescing to such works. Should you fail to have the approvals to hand do not communicate with the landlord without contacting your solicitor first. You may think that you are aware of the number of years left on your lease but you should double-check via your lawyers. A buyer’s lawyer will not be happy to advise their client to where the remaining number of years is under 75 years. In the circumstances it is essential at an early stage that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. Some Canford Cliffs leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. Many freeholders or Management Companies in Canford Cliffs charge for supplying management packs for a leasehold property. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most common cause of delay in leasehold conveyancing in Canford Cliffs.
Leasehold Conveyancing in Canford Cliffs - Examples of Queries Prior to Purchasing
Please note that where the lease has less than eighty years it will affect the salability of the property. It is worth checking with your bank that they are content with remaining years on the lease. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and you need to have some idea of how much this would cost. Remember, in most cases you will need to own the property for 24 months before you are legally able to carry out a lease extension. This question is useful as a) areas could result in problems for the block as the communal areas may start to deteriorate if repairs are not paid for b) if the leaseholders have a dispute with the running of the building you will need to have all the details What is the the remaining lease term?