We are planning to buy a 2 bedroom flat in Cross Hands with a mortgage. We like our Cross Hands conveyancer, however the bank advise she’s not on their "panel". It appears that we have little option but to select one of the mortgage company panel solicitors or keep our Cross Hands solicitor as well as pay for one of their panel ones to act for them. We feel that this is unjust; can we not demand that the bank use our Cross Hands conveyancing practitioner ?
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. A further alternative is for your Cross Hands conveyancing lawyer to apply to be on the conveyancing panel.
Finally the sale completed on my house in Cross Hands last May yet the purchaser is calling every few hours to moan that their lawyer needs to hear from myconveyancer. What are the post completion sale formalities now that I have sold?
Post completion of your disposal your solicitor should forward the transfer deeds and all supplemental paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer must also confirm that the home loan has been discharged to the buyers solicitors. There is unlikely to be post completion formalities just for conveyancing in Cross Hands.
five months have elapsed following my purchase conveyancing in Cross Hands took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build apartment in Cross Hands. 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 enquiries that you can expect your new-build leasehold conveyancing in Cross Hands
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared.
Due to the guidance of my in-laws I had a survey completed on a property in Cross Hands prior to retaining lawyers. I have been told that there is a flying freehold element to the house. Our surveyor has said that some lenders tend not grant a loan on such a home.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. If you call us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cross Hands. Conveyancing will be smoother if you use a solicitor in Cross Hands especially if they are accustomed to such properties in Cross Hands.
What are your top tips when it comes to choosing a Cross Hands conveyancing practice to deal with our lease extension?
When appointing a solicitor for your lease extension (regardless if they are a Cross Hands conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Cross Hands conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
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If they are not ALEP accredited then what is the reason? How experienced is the firm with lease extension legislation?
Leasehold Conveyancing in Cross Hands - Sample of Queries before buying
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Are any of leasehold owners in dispute over their service charge payments? Generally speaking the outlay for major works tend not to be included within maintenance charges, albeit that there some managing agents in Cross Hands obliged leasehold owners to contribute towards a reserve fund and this is used to offset against major works. Be sure to discover if there is anything that is prohibited in the lease. For example it is very common in Cross Hands leases that pets are not allowed in in a block in Cross Hands. If you like the propertyin Cross Hands but your dog is not allowed to move with you then you will be faced hard choice.