I am nearing exchange of contracts for my house in Grimsby and the estate agent has just text me to warn that the buyers are switching solicitor. The reason given is that the lender will only deal with solicitors on their approved list. Why would a major mortgage company only deal with certain law firms rather the firm that they want to select to handle their conveyancing in Grimsby ?
Lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lenders blame a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.
My wife and I have just acquired a property in Grimsby. We have since encountered a number of issues with the property which we consider were overlooked in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been conducted for conveyancing in Grimsby?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Grimsby. Conveyancing searches and due diligence undertaken as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, a seller answers a questionnaire known as a Seller’s Property Information Form. answers turns out to be incorrect, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Grimsby.
Just bought a terraced house in Grimsby , What is the estimated time for the Land Registry to record the transfer to my name? My Grimsby conveyancing solicitor has been very slow, so I want to check that my name is registered.
As far as conveyancing in Grimsby is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can vary subject to the party submitting the application, whether it is in order and whether the Land registry communicate with any other persons or bodies. Currently in the region of 80% of such applications are fully dealt with within 12 days but some can be subject to protracted hold-ups. Historically registration occurs after the buyer has moved in to the property thus an expedited registration is not always top priority yet where it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.
About to purchase a new build flat in Grimsby. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Grimsby
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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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
My cousin has urged me to instruct his lawyers for conveyancing in Grimsby. Should I choose my own solicitor?
There are no two ways about it the ideal way to choose a conveyancing lawyer is to get feedback from friends or relatives who have previously instructed the conveyancer that you are contemplating using.
I am intending to sublet my leasehold flat in Grimsby. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Notwithstanding that your last Grimsby conveyancing solicitor is no longer around you can check your lease to check if it allows you to sublet the premises. The accepted inference is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you need to seek consent from your landlord or some other party prior to subletting. The net result is that you cannot sublet in the absence of first obtaining permission. Such consent is not allowed to be unreasonably turned down. If the lease prohibits you from subletting the property you should ask your landlord if they are willing to waive this restriction.
Grimsby Leasehold Conveyancing - Sample of Questions you should consider Prior to buying
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What restrictions are contained in the Grimsby Lease? It would be prudent to enquire if the the lease contains any onerous restrictions in the lease. For example it is very common in Grimsby leases that pets are not permitted in certain buildings in Grimsby. If you like the propertyin Grimsby however your dog can’t live with you then you will be presented with a difficult compromise. You should be aware if it is less than eighty years it will impact the marketability of the apartment. Check with your bank that they are content with the length of the lease. A short lease means that you will probably have to extend the lease sooner rather than later and it is worth finding out how much this will be. Remember, in most cases you would need to own the residence for a couple of years in order to be eligible to exercise a lease extension.