Me and my fiance are buying a 2 bedroom flat in Little Burstead with a mortgage. We have a Little Burstead conveyancer, however the lender says he's not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Little Burstead solicitor and pay for one of their panel firms to act for them. This seems very unfair; can we not demand that the bank use our Little Burstead conveyancer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Little Burstead conveyancing solicitor to apply to be on the conveyancing panel.
Completed the sale of my flat in Little Burstead last August yet the purchaser is Skype messaging me complaining that her conveyancer is waiting to hear from mylawyer. What should my lawyer have done now that I have sold?
Post completion of your house sale your conveyancer should send the transfer documentation and all additional paperwork to the buyer’s conveyancer. Depending on the transaction, your conveyancer must also send confirmation that the legal charge in favour of the lender has been discharged to the buyers conveyancers. There is unlikely to be post completion steps specific conveyancing in Little Burstead.
I have a decision in principle. The lender mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would much rather instruct a high street conveyancing solicitor in Little Burstead?
You should check but the the likelihood is that appoint one of their panel lawyers where you want the "fee-free" incentive. Call the bank to ask if they allow a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Little Burstead.
We are due to move home in May. Should my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you put forward a removal company in Little Burstead. Conveyancing firm was organised before I stumbled across this website.
On the day of completion you can collect the house keys from your property agent however this can only be done after the vendors conveyancers inform the agent that the monies to complete are in and the keys can be collected. You can inform the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can help you choose a residential property solicitor in Little Burstead or a lawyer with expertise in conveyancing in Little Burstead.
We have agreed to purchase a house in Little Burstead. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?
As your lender is Principality your lawyer must follow the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Principality. The CML Handbook contains minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Principality where a lease does not comply with these conditions. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Little Burstead.
We were going to get a OIP from HSBC this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Little Burstead solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Little Burstead solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
Estate agents have just been given the go-ahead to market my garden flat in Little Burstead. Conveyancing lawyers have not yet been instructed, but I have recently received a quarterly service charge invoice – what should I do?
The sensible thing to do is discharge the invoice as usual because all rents and maintenance charges will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Little Burstead Leasehold Conveyancing - Sample of Questions you should ask before buying
It would be wise to find out as much as possible concerning the company managing the building as they can either make your living at the property much easier or problematic. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to daily issues such as the cleanliness of the common parts. Ask prospective neighbours if they are happy with them. Finally, be sure you discover the dates that the service charges are due to the appropriate party and precisely how they are spending the funds. If a Little Burstead lease has fewer than eighty years it will affect the marketability of the apartment. Check with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will most likely require a lease extension sooner rather than later and you need to have some idea of what this will be. For most Little Bursteadlease extensions you would need to own the property for a couple of years before you are entitled to carry out a lease extension. How much is the ground rent and service charge?
Why is New Build conveyancing in Little Burstead more costly?
Conveyancing in Little Burstead for recently converted or new build premises can sometimes involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as further queries and contractual considerations.