Me and my fiance are buying a 2 bedroom apartment in Hanham with a mortgage. We have a Hanham solicitor, however the lender says he's not on their "panel". It seems we have little option but to use one of the mortgage company panel solicitors or continue with our Hanham solicitor as well as pay for one of their panel firms to represent them. We consider that this is unjust; is there anything we can do?
Unfortunately,no. 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 Hanham conveyancing lawyer to apply to be on the conveyancing panel.
If you had a top tip for choosing a conveyancing solicitor in Hanham what would it be?
Do not opt for the lowest Hanham conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am assisting my step-mother sell her property in Hanham. Will the conveyancer arrange the energy performance certificate or should I organise this?
After the demise of Home Information Packs, EPC’s was left as a required part of moving house. An energy assessment must be to hand in advance of the property being marketed. It is not as aspect of the sale process that law firms ordinarily organise. If you are using a Hanham conveyancing solicitor they may help arrange energy assessments due to their relationships with long established Hanham accredited person
Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Hanham. Do I pick up the keys to the premises on the completion date from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Hanham?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the owner’s lawyers, and once they have received this, you will be called to collect the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
Do I need to pay for insurance to address the risk of chancel repairs when buying a residence in Hanham?
Unless a previous purchase of the property completed post 12 October 2013 you can take it that conveyancing practitioners handling conveyancing in Hanham to remain encouraging a chancel search and or insurance against a claim.
I have a renovated Georgian property in Hanham. Conveyancing lawyer acted for me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hanham and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing practitioner who conducted the purchase.
Just had an offer accepted on a new build flat in Hanham. 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 legal work.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Hanham
-
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
We have selected a Hanham conveyancing solicitor for our home move (novice purchasers) and have picked up in the Ts and Cs that they are not overseen by the Financial Conduct Authority. Need I be worried or is that usually the case with property lawyer?
We can't see why they should be. Most conveyancer don't lend money. You should check that they are governed by the Solicitors Regulation Authority, who dictate strict laws in relation to funds deposited by them.