I am getting a offer of a home loan from Nat West. I intend to retain the legal services of a Licensed Conveyancer in Lake District. Does the Nat West Conveyancing panel exclude conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We wanted to use a property lawyer in Lake District for our home move. Our broker informed us that our bank Coventry Building Society won't deal with them. Surely this is unduly restrictive?
Banks on the whole restrict either the category or the volume of conveyancing practices on their panel. Typical examples of such criteria being that a law practice must have two or more partners. As well as restricting the type of firm, some have reduced the amount of solicitor practices they permit to represent them. Be aware that Coventry Building Society have no responsibility for the quality of advice provided by any member of Coventry Building Society Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels since 2008 even though there are mixed views regarding the extent of solicitor involvement in some of that fraud. Figures from the Land Registry indicate that hundreds of law firms, including some in or near Lake District only conduct a couple conveyances a year.
I am buying a end of terrace house in Lake District. Our aim is to carry out a loft conversion at the house.Will the conveyancing process include enquiries to determine if these works are prohibited?
Your solicitor should review the registered title as conveyancing in Lake District will occasionally reveal restrictions in the title documents which prohibit categories of changes or need the permission of another owner. Some works call for local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.
I have been advised by my solicitor that defective lease insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Lake District?
The right level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and The Royal Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such insurances.
Is it the case that all Lake District CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing panel?
Some major lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
I need some fast conveyancing in Lake District as I am under a deadline to complete in less than 4 weeks. A home loan is not required. Can I avoid the conveyancing searches to save money and time?
As you are not getting a mortgage you have the choice not to have searches conducted although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in Lake District the following are examples of what can show up and adversely affect future mortgageability: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...
Are there restrictive covenants that are commonly identified during conveyancing in Lake District?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Lake District. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How can the Landlord & Tenant Act 1954 impact my business premises in Lake District and how can you help?
The 1954 Act affords security of tenure to commercial tenants, giving them the legal entitlement to make a request to court for a new lease and continue in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and assist with commercial conveyancing in Lake District