I am purchasing an apartment in Kirkdale. My property lawyer is not on the bank approved panel. Is it possible for me to continue with my Kirkdale conveyancing solicitor notwithstanding that they are excluded from the bank panel of approved conveyancing solicitors?
You have a number of options open to you here
- Carry on with your existing Kirkdale solicitor but your bank will need to retain a property lawyer from their conveyancing panel. This will result in additional charges and probable interruption.
- Choose a new solicitor to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
- Convince your solicitor to attempt to join the bank panel
My lawyer has uncovered a a legal deficiency with the lease for the apartment we are purchasing in Kirkdale. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will pay for it. Our conveyancing practitioner has advised that he must be satisfied that the lender is content with this solution. Who is the client here, us or the bank?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
How up to date is your database of Kirkdale solicitors on the Aldermore conveyancing panel? Do Aldermore send you an updated list?
Kirkdale conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.
I acquired my house on 11 January and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Kirkdale expressed confidence that it would be registered in a couple of weeks. Are transfers in Kirkdale uniquely lengthy to register?
As far as conveyancing in Kirkdale registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether there are errors and if the Land registry communicate with any third persons or bodies. At present roughly 80% of such applications are completed within 12 days but some can be subject to protracted hold-ups. Registration occurs after the purchaser is living at the property so post completion formalities is not typically primary concern but where there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.
I'm purchasing my first flat in Kirkdale benefiting from help to buy. The sellers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not to tell my lawyer about this deal as it could jeopardize my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How can the Landlord & Tenant Act 1954 affect my commercial property in Kirkdale and how can you help?
The particular law that you refer to gives security of tenure to commercial lessees, giving them the legal entitlement to make a request to court for a new tenancy and remain in occupation at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Kirkdale is one of the many areas of the UK in which the firms we work with have offices