I am selling my flat in Hungerford and the EA has just telephoned to advise that the buyers are appointing a new law firm. The reason given is that the bank will only engage with property lawyers on their conveyancing panel. On what basis would a big named lender only work with certain solicitors rather the firm that they want to choose to handle their conveyancing in Hungerford ?
Banks have always had panels of law firms they are content to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Mortgage companies attribute this action to a rise in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose 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 are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
Having sold my house in Hungerford last February yet the purchaser is telephoning every few hours to say their lawyer needs to hear from mine. What are the post completion sale legalities now that I have sold?
Post completion of your sale your lawyer is obliged to forward the transfer documentation and all of the paperwork to the purchaser's solicitors. If applicable, your conveyancer must also evidence that the legal charge in favour of the lender has been repaid to the buyers conveyancers. There is unlikely to be post completion steps peculiar conveyancing in Hungerford.
I am purchasing a house and need a conveyancing solicitor in Hungerford who is on the Accord Mortgages Ltd conveyancing. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Accord Mortgages Ltd in certain locations such as Hungerford. We dont recommend any particular firm.
What does a local search reveal regarding the house we're purchasing in Hungerford?
Hungerford conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Searchflow The local search plays an important part in many a Hungerford conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
In what way does the Landlord & Tenant Act 1954 impact my business premises in Hungerford and how can you help?
The particular law that you refer to provides protection to business lessees, giving them the right to apply to court for a renewal lease and remain in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Hungerford is one of the numerous areas of the UK in which the firms we work with are located
I've found a house that appears to tick a lot of boxes, at a reasonable price which is making it more attractive. I have since been informed that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Hungerford. Conveyancing solicitors have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Hungerford ?
Most houses in Hungerford are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area can help the conveyancing process. it is apparent that you are buying in Hungerford so you should seriously consider shopping around for a Hungerford conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your conveyancer will report to you on the legal implications.