My husband and I are hoping to purchase a 2 bedroom flat in Grappenhall with a mortgage. We wish to retain our Grappenhall solicitor, however the mortgage company advise she’s not on their "panel". It appears that we have no choice but to instruct one of the lender panel firms or continue with our Grappenhall conveyancing practitioner as well as pay for one of their panel firms to represent them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer 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. A further alternative is for your Grappenhall conveyancing lawyer to apply to be on the conveyancing panel.
I own a freehold premises in Grappenhall but still pay rent, why is this and what is this?
It’s unusual for properties in Grappenhall and has limited impact for conveyancing in Grappenhall but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
We're in Grappenhall, FTBs buying with a mortgage (lender is Barclays , and our lawyer is on the Barclays conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Barclays conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Do commercial conveyancing searches reveal planned roadworks that may impact a commercial property in Grappenhall?
Its becoming the norm that commercial conveyancing solicitors in Grappenhall will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Grappenhall. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Grappenhall.
For each commercial conveyancing transaction in Grappenhall it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Grappenhall commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Grappenhall.
Over the last few months I have been searching for a ground for flat up to £235,500 and identified one round the corner in Grappenhall I like with open areas and transport links in the vicinity, however it's only got 49 years on the lease. I can't really find anything else in Grappenhall for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a mortgage the shortness of the lease will likely be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
My husband and I are four weeks into a leasehold purchase having been directed to a firm by the estate agent to handle our conveyancing in Grappenhall. I am am very frustrated with the level of service. Could you you assist me in finding new lawyers?
They would need to be really bad to suggest changing them. Has the loan offer been sent? If so you will need to advise them of the new conveyancer and get the loan are re-issued. Your new conveyancer needs to be on the banks approved list to avoid supplemental costs and frustration. That should be your first question of the new solicitors. The find a solicitor tool should help you find a lender approved conveyancer for your conveyancing in Grappenhall