I was notified today by my financial adviser that my Farnham Common property lawyer is not on the lender Conveyancing panel. What can I do to check?
You need to contact your Farnham Common conveyancer. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they may be able to suggest a Farnham Common conveyancing practice that is on the approved list of lawyers for your mortgage company.
We are about to sign contracts for a semi detached house in Farnham Common. We have hit a problem. The loan offer with Yorkshire Building Society runs out on 25/1/2021 but the vendors are suggesting a completion date of 27/1/2021. Can one prolong the loan offer?
The person best placed to address this concern is your conveyancer who should calculate if he or she is corresponding with the bank, vendor’s conveyancers, selling agents or conceivably all parties based on the circumstances your house move as of today.
I am being advised by my lawyer that lack of planning permission insurance is needed on my purchase. What is the level of cover for Farnham Common conveyancing?
The right level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
When it comes to mortgage companies such as Lloyds, do Farnham Common solicitors face an annual charge to be on the conveyancing panel?
We are unaware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
is it true that all Farnham Common solicitor firms on the Aldermore conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Aldermore conveyancing panel they would need to be governed by the SRA. Many lenders do list licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.
My wife and I have a terraced Victorian property in Farnham Common. Conveyancing lawyer represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Farnham Common and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing lawyer who conducted the conveyancing.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Farnham Common is the location of the property. What do you suggest?
Flying freeholds in Farnham Common are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Farnham Common you would need to get your solicitor to go 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 Farnham Common 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 property.
My uncle has encouraged me to appoint his conveyancing solicitors in Farnham Common. Should I find my own solicitor?
Much as we are happy to recommend a Farnham Common conveyancing lawyer it’s preferable to choose a conveyancing practitioner is to get feedback from friends or family who have used the conveyancer you're considering.