I can't travel far from Great Harwood. What is the rationale as to why all Great Harwood lawyers aren't included on all mortgage company panels?
A decade ago most lenders exhibited an approach to risk which is different from today. The FSA in 2010 conducted a thematic review into fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Consequently, lenders have since soughtmore information from law firms about their operations and the individuals who work for them and set certain criteria such as completing a minimum amount of transactions. Hundreds of firms have found themselves excluded from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the minimum amount of transactions the mortgage companies set.
Our grandson is purchasing a house that has just been built in Great Harwood with a mortgage from Santander. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Santander conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
It is 10 years ago since I acquired my home in Great Harwood. Conveyancing solicitors have just been instructed on the sale but I am unable to find my deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be with the lender or they could be archived with the solicitor who handled the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Great Harwood involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
We wanted to use a conveyancing solicitor in Great Harwood for our house move. Our financial adviser informed us that our mortgage company The Mortgage Works won't deal with them. Why is this not regarded as unfair competition?
A mortgage company will require an approved solicitor act for it. You would be liable to bear the cost of this. Do use our search facility to choose a solicitor to conduct conveyancing in Great Harwood on the The Mortgage Works approved list of solicitors.
I used Stirling Law several years past for my conveyancing in Great Harwood. Now, I need my documents however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Great Harwood of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I’m about to sell my basement apartment in Great Harwood. Conveyancing solicitors are to be appointed soon, but I have recently had a quarterly maintenance charge demand – what should I do?
The sensible thing to do is clear the maintenance contribution as usual as all ground rent and service payments will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Leasehold Conveyancing in Great Harwood - Sample of Questions you should ask before Purchasing
-
Does the lease contain onerous restrictions? It would be sensible to enquire if the the lease includes any unreasonable restrictions in the lease. For example it is fairly common in Great Harwood leases that pets are not allowed in in a block in Great Harwood. If you love the apartmentin Great Harwood but your dog is not allowed to make the move with you then you will be presented with a difficult determination. It would be prudent to find out as much as possible regarding the company managing the block as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to practical issues like the upkeep of the communal areas. Enquire of other people what they think of them. Finally, find out the dates that the service charges are due to the managing agents and specifically what it includes.