My Solicitor in Farnham Royal has never been on on the Coventry Building Society Solicitor Panel. Can I still continue with my prefered solicitor even though they are not on the Coventry Building Society approved list?
Your options are as follows:
- Complete the purchase with your existing Farnham Royal lawyers but Coventry Building Society will need to retain a solicitor on their panel. This will inevitably rack up the total legal charges as well as cause delays.
- Find a new practitioner to to deal with the conveyancing, not forgetting to check they are Persuade your lawyer to do everything within their powers to join the Coventry Building Society conveyancing panel
Are all Farnham Royal Conveyancing Quality Solicitors on the Santander conveyancing list of approved practices?
Some major banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
I currently have a mortgage with Bank of Ireland for my property in Farnham Royal. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?
Your original mortgage agreement with Bank of Ireland will provide that you need their approval before renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel solicitor.
About to purchase flat in Farnham Royal. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Farnham Royal property lawyer is on the Virgin Money conveyancing panel.
We are buying a house and the lawyer has mentioned Chancel Repair to which the house could be liable given it’s proximity to the area of such a church. She has mentioned insurance. Is this strictly appropriate for conveyancing in Farnham Royal
Unless a prior purchase of the property took place post 12 October 2013 you can take it that conveyancing practitioners conducting conveyancing in Farnham Royal to continue to advocate a chancel search and or chancel repair liability insurance.
I am buying a new build flat in Farnham Royal. Conveyancing is necessary evil 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 conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Farnham Royal
-
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Do you have any advice for leasehold conveyancing in Farnham Royal with the purpose of expediting the sale process?
- Much of the delay in leasehold conveyancing in Farnham Royal can be avoided where you get in touch lawyers the minute your agents start marketing the property and request that they start to collate the leasehold documentation needed by the purchasers’ conveyancers. If you have had conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be nervous about purchasing a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over rather than ongoing. If you have the benefit of shareholding in the freehold, you should ensure that you are holding the original share document. Organising a replacement share certificate can be a time consuming formality and delays many a Farnham Royal home move. If a reissued share is required, do contact the company director and secretary or managing agents (if relevant) for this sooner rather than later. A minority of Farnham Royal leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly 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. If you have carried out any alterations to the premises would they have required Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Farnham Royal state that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord approving such works. If you dont have the approvals in place do not communicate with the landlord without contacting your lawyer in the first instance.
Leasehold Conveyancing in Farnham Royal - Examples of Queries Prior to buying
-
This information is useful as a) areas can cause problems in the building as the communal areas may begin to deteriorate where services remain unpaid b) if the leaseholders have an issue with the running of the building you will need to know about it You should be aware if it is less than eighty years it will impact the value of the apartment. It is worth checking with your lender that they are happy with residual term of the lease. Leases with fewer than 80 years remaining means that you will probably have to extend the lease sooner rather than later and it is worth finding out what this would cost. For most Farnham Royallease extensions you will be required to have owned the property for two years in order to be legally able to extend the lease. What restrictions are there in the Farnham Royal Lease?
I have just discovered that one of the directors of the law firm acting on the purchase conveyancing in Farnham Royal is is the father of the owners that we are buying from. Is this allowed?
Provided no conflict arises this is allowable. If you are needing mortgage finance then the mortgage company may have a say as many lenders have specific instructions on this. For example for Halifax as of 29/4/2024, the requirements read as follows :