My wife and I are buying a 2 bedroom flat in Longfield with a mortgage. We like our Longfield solicitor, but the lender advise she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Longfield conveyancing practitioner as well as pay for one of their panel firms to represent them. This feels very unfair; are we not able to demand that the bank use our Longfield property lawyer ?
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 bank’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. Another option that might be available is for your Longfield conveyancing lawyer to apply to be on the conveyancing panel.
What is the difference between a licensed conveyancer and conveyancing solicitor in Longfield
Two types of professional can carry out conveyancing in Longfield namely licenced conveyancers or solicitors. The two can handle conveyancing services that you need to complete the disposal or purchase of property. They are both obliged to conduct Longfield conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly carried out and that the necessary steps will be suitably adhered to.
I'm the only recipient of my late grandmother’s will and I have everything in my name now, including the house in Longfield. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I do know about the CML six month 'rule', meaning my proprietorship could be considered the same way as though I had purchased the house in March. Do I have to wait half a year to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Most mortgage companies would take a sensible view as this clause is chiefly there to capture the purchase and immediately sell or the flipping of properties.
I am selling my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being pedantic. The Longfield solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What will a local search inform me about the property my wife and I purchasing in Longfield?
Longfield conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for example PSG The local search plays an important role in many a Longfield 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 relevant to the premises (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.
Just had an offer accepted on a new build apartment in Longfield. Conveyancing is daunting 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.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Longfield
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I opted to have a survey carried out on a house in Longfield ahead of appointing lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some lenders tend not issue a loan on this type of house.
It varies from the lender to lender. HSBC has different instructions from Nationwide. If you e-mail us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Longfield. Conveyancing will be smoother if you use a solicitor in Longfield especially if they are acquainted with such properties in Longfield.
I'm refinancing my existing property to a BTL loan with Halifax and I will use the rest of the raised equity as a down payment on another house. The location we are talking about is Longfield. Will your conveyancers be able to act for both sets of lenders and link together the two deals?
Make use of our comparison tool on this page to check that the solicitors are approved by both banks. Assuming that they are the lawyer should be able to simultaneously deal with the two deals but you should have a chat with you solicitor and make apparent your desired outcome and requirements.