I am in the process of selling my ground floor flat in Hunstanton and the estate agent has just called to warn that the buyers are changing their solicitor. I am told that this is due to the fact that the lender will only work with property lawyers on their approved list. On what basis would a leading lender only engage with certain law firms rather the firm that they want to select for their conveyancing in Hunstanton ?
UK lenders have always had an approved set of law firms that can represent them, but in the past 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 many years.
Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been tightened 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. Your buyers are unlikely to have any sway in the decision.
Are the Hunstanton conveyancing solicitors identified as being on the Kent Reliance conveyancing panel, together with their details provided by Kent Reliance?
Hunstanton conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
I am helping my step-mother sell her house in Hunstanton. Will the solicitor commission an energy performance certificate or it is for me to see to?
Following the abolition of Home Information Packs, energy performance certificates was maintained a compulsory part of selling a house. An energy performance certificate needs to be commissioned before the property is put on the market. This is not as aspect of the sale process that lawyers ordinarily organise. If you are using a Hunstanton conveyancing lawyer they might be willing to arrange EPC’s given their contacts with reputable Hunstanton providers
I am purchasing a property in Hunstanton. A rare aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Clydesdale your lawyer must comply with the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Clydesdale where a lease does not comply with these requirements. The specifications relate to the installation of panels on properties nationwide and is not restricted to Hunstanton.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Hunstanton bank branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Hunstanton conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Provided that the lawyer is on the mortgage company approved list, they must follow the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Me and my brother have a terraced Georgian house in Hunstanton. Conveyancing practitioner represented me and Virgin Money. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should review 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hunstanton and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing practitioner who conducted the conveyancing.
Just had an offer accepted on a new build apartment in Hunstanton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Hunstanton
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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 confirm the Lease plans are architect prepared.
How difficult is it to switch firm as I have to select a firm on the TSB conveyancing list. I had appointed a local conveyancing solicitor in Hunstanton five minutes from me but the firm is not approved by TSB
It would be our pleasure to assist you find a conveyancing solicitor in Hunstanton on the TSB panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Hunstanton. Using the find a conveyancing solicitor tool on this page, you can scrutinise costs for conveyancing solicitors in Hunstanton and throughout England and Wales.