We note that you have a post code search directory listing firms on the Leeds Building Society conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Gotham?
We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Gotham.
we are a couple who are buying a purpose built apartment in Gotham with a loan from Lloyds TSB Bank.We use our Gotham conveyancing practitioner but Lloyds TSB Bank says his firm is not listed on their approved list of member firms. we are left little option but to use a Lloyds TSB Bank panel solicitor or keep our preferred solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Lloyds TSB Bank use our lawyer?
Unfortunately,no. The home loan offered to you is subject to its various provisions, one of which will be that lawyers will be on the Lloyds TSB Bank conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Lloyds TSB Bank
I am assisting my niece sell her flat in Gotham. Does the solicitor arrange the EPC or should I organise this?
Following the demise of Home Information Packs, EPC’s was maintained a compulsory element of moving property. An energy performance certificate needs to be to hand before the property is advertised. This is not as aspect of the sale process that lawyers ordinarily organise. If you are instructing a Gotham conveyancing solicitor they might be willing to arrange energy assessments given their contacts with long established local accredited person
A friend informed me that in buying a property in Gotham there may be a number of restrictions preventing external alterations to the property. Is this right?
We are aware of a number of properties in Gotham which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Gotham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am selling my flat. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being difficult. The Gotham solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Me and my brother own a semi-detached Victorian house in Gotham. Conveyancing practitioner represented me and Aldermore. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register as there may be 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 Gotham and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing lawyer who conducted the purchase.
How does conveyancing in Gotham differ for newly converted properties?
Most buyers of new build or newly converted property in Gotham come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in Gotham typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Gotham or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a simple, no chain conveyancing. Gotham is where the house is located. Can you shed any light on this issue?
Flying freeholds in Gotham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Gotham you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gotham 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 premises.