Me and my fiance are buying a 1 bedroom apartment in Grange Park with a mortgage. We have a Grange Park solicitor, but the mortgage company advise he's not on their "panel". We have to appoint one of the bank panel solicitors or retain our Grange Park lawyer as well as pay for one of their panel lawyers to represent them. We consider that this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Grange Park conveyancing solicitor to apply to be on the conveyancing panel.
My wife and I are purchasing a newly constructed duplex in Grange Park and my solicitor is informing me that she has to the bank to disclose incentives from the seller. The Estate Agents are hassling me to exchange contracts and I would rather not delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We wanted to use a property lawyer in Grange Park for our home move. Our broker has since notified us that our mortgage company Bank of Scotland won't deal with them. Why is this not regarded as unfair competition?
A mortgage company will insist on an approved conveyancer act for it. You would be liable to meet the charges for this. Please make use of our directory service to choose a solicitor to carry conveyancing in Grange Park on the Bank of Scotland approved list of solicitors.
I have justdiscovered that Wolstenholmes have closed. They conducted my conveyancing in Grange Park for a purchase of a leasehold apartment 10 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The easiest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Grange Park conveyancing specialists.
I am buying a new build flat in Grange Park. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Grange Park
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared.
The property lawyers handling our conveyancing in Grange Park has sent papers to review that reveal that the property is unregistered with epitome documents. Why is the property not yet recorded at HM Land Regsitry?
Most property in Grange Park is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Grange Park conveyancing solicitors should be familiar with this type of conveyancing but in the event that uncertainty exists the usual guidance these days appears to be for the current owners to deal with the registration formalities first and thereafter sell - this will have a knock on effect to result in a significant delay.