I am purchasing a property in Edgwarebury. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?
Given that your lender is Principality your lawyer must comply with the formal instructions set out in Section two of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and solicitors are required to report to Principality where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Edgwarebury.
Completion of my remortgage has taken place for my property in Edgwarebury. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
My offer was accepted on an apartment in Edgwarebury on 25/6/2019, valuation was booked 2 days later, received a clean bill of health. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
Do I need to take out insurance to address the risk of chancel repairs when purchasing a property in Edgwarebury?
Unless a previous acquisition of the house took place post 12 October 2013 you could take it that lawyers delivering conveyancing in Edgwarebury to remain recommending a chancel search and or chancel repair liability insurance.
It has been 3 months since my purchase conveyancing in Edgwarebury concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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 property 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.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Edgwarebury is the location of the property. Can you shed any light on this issue?
Flying freeholds in Edgwarebury are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Edgwarebury you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Edgwarebury may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Edgwarebury and how can your lawyers assist?
The 1954 Act gives protection to business leaseholders, granting the a statutory right to make a request to court for a new tenancy and continue in occupation when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Edgwarebury
Our conveyancer in Edgwarebury has uncovered a a problem with the lease for the flat we are buying in Edgwarebury. The seller’s lawyers have offered title insurance as a solution. We are content with insurance and will pay for it. Our lawyer says that as he is on the lender conveyancing panel he must be satisfied that the lender is happy with this solution. Are we the client or is the bank?
Just because you have a mortgage offer from the bank does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Edgwarebury conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the mortgage company are the client. These conveyancing instructions have to be complied with by the mortgage company conveyancing panel who has to balance acting for you and the mortgage company