We are purchasing a 1 bedroom flat in Grove Park with a mortgage. We wish to retain our Grove Park lawyer, but the bank says he's not on their "panel". It seems we have little choice but to use one of the bank panel firms or keep our Grove Park solicitor as well as pay for one of their panel ones to act for them. This seems 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 Grove Park conveyancing lawyer to apply to be on the conveyancing panel.
Please could you recommend a Alliance & Leicester approved Grove Park conveyancing firm finish our home move within a short deadline? Am I best advised to unstruct a local Grove Park firm or an online comparison site?
We can recommend some very good Grove Park conveyancing firms. Another option is to visit the high street in Grove Park. Go in to two or three firms and ask to speak with a conveyancing solicitor for a quote. Discuss your time frames together with your reasons and ask for an assurance on speed. Appoint the lawyer that appears most efficient.
My solicitor has informed me that absentee landlord insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Grove Park?
The right level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Coventry Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
I am due to exchange contracts on my flat. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being pedantic. The Grove Park solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
After what seems like an age I have had an offer on a flat in Grove Park agreed to, but there is a chain. The owners have offered on somewhere, but it’s not been accepted yet, and are looking at other apartments in the pipeline. I have chosen a high street conveyancing solicitor in Grove Park. What do I do now? When should I get the mortgage application with Coventry BS going?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then survey, Grove Park conveyancing search fees, etc). The first course of action is to check that your conveyancing practitioner is on the Coventry BS approved list. Concerning the subsequent steps this very much dictated by the uniqueness of your transaction, attraction to the property and on the state of the market. In a buoyant market many purchasers will apply for a home loan with Coventry BS and arrange for the valuation and only if it comes back ok would they request their solicitor to proceed with the conveyancing in Grove Park.
I am buying a new build apartment in Grove Park. Conveyancing is a frightening process 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 conveyancing.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Grove Park
The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
In my capacity as executor for the will of my grandfather I am disposing of a residence in Monmouth but live in Grove Park. My solicitor (based 200 kilometers from mehas requested that I sign a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Grove Park to witness this legal document for me?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Grove Park based
What is the distinction between surveying and conveyancing in Grove Park?
Conveyancing - in Grove Park or elsewhere - is the process of legally transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are intending to buy and will help you discover the condition of the building and, if there are problems, give you a powerful reason for reducing the price down or asking the vendor to fix the problems before you move in.