Our conveyancer has uncovered a a legal deficiency with the lease for the flat we are purchasing in Frinton and Walton. The seller’s lawyers have suggested defective title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer says that he must be satisfied that the bank is content with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We are purchasing a house and require a conveyancing solicitor in Frinton and Walton who is on the Santander solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Frinton and Walton.
I am purchasing a new build flat in Frinton and Walton. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Frinton and Walton you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Frinton and Walton.
We are buying a end of terrace house in Frinton and Walton. The intention is to carry out a loft conversion at the property.Will the conveyancing process include enquiries to determine if these works are permitted?
Your property lawyer will review the deeds as conveyancing in Frinton and Walton will occasionally reveal restrictions in the title documents which restrict categories of changes or need the consent of another owner. Certain extensions require local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
I happen to be the sole beneficiary of my late father’s estate and I have everything in my name now, including the my former home in Frinton and Walton. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the house. I do know about the CML 6 month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the property in August. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Some banks would take a practical view as this obligation is principally there to capture the purchase and immediately sell or the flipping of properties.
I recently had an offer agreed on an apartment in Frinton and Walton. My financial adviser suggested a conveyancing practitioner. I paid an advanced payment of £150. A few days later, the lawyer contacted me sheepishly admitting that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who conducted the conveyancing in Frinton and Walton 10 years ago have long since closed. What are my options?
As long as the title is registered the details of your proprietorship will be documented by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, find your property and obtain up to date copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
At long last our conveyancing in Frinton and Walton is set to complete this Friday, but the couple I am buying from wishes to vacate 24 hours later at afternoon. Do I accept this?
Where you are having a mortgage then your conveyancer will insist that the property isvacant on Friday - the mortgage company will demand it.