I am not well enough to travel far from Lowestoft. Is there a reason why all Lowestoft property lawyers are not on all lender panels?
Mortgage Companies ordinarily impose restrictions on either the nature or the number of conveyancing firms on their approved list of lawyers. Typical examples of such restriction(s) being that the practice needs to have two or more partners. As well as restricting the structure of firm, some building societies decided to reduce the number of organisations they allow to represent them. It is worth noting that building societies have no accountability for the quality of advice given by any Lowestoft conveyancing practitioner on their panel. Increases in mortgage fraud was a key driver in the rationalisation of solicitor panels from 2008 notwithstanding that there are differing thoughts concerning whether solicitors sat at the center of that fraud. Data via HM Land Registry exposes that thousands of law firms only carry out a couple of conveyances annually. Those vindicating conveyancing panel cuts ask why law firms should have claim to be listed on a bank panel when it is apparent that property law is not their primary expertise?
My Lowestoft solicitor has discovered an inconsistency between the surveyor’s assumptions in the valuation survey and what is in the legal papers for the property. My lawyer has advised that he is obliged to ensure that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance correct?
Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I am planning on selling our house in Lowestoft and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Lowestoft lawyer would know this is not the case. It does beg the question why the buyers instructed a national conveyancing firm as opposed to a conveyancing solicitor in Lowestoft. Having lived in Lowestoft for three years we know that this is a non issue. Do we get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I used Stirling Law a few years ago for my conveyancing in Lowestoft. Now, I need my files but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lowestoft of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently bought a leasehold house in Lowestoft. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Lowestoft Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
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This question is helpful as a) areas may cause problems in the block as the communal areas may begin to deteriorate where services remain unpaid b) if the tenants have an issue with the running of the building you will want to have complete disclosure How is the lease structured? How much is the ground rent and service charge?
I previously informed by my mortgage company that their approved lawyers operate no move no charge basis for conveyancing in Lowestoft. My purchase aborted nevertheless the conveyancers have requested search fees! They say the fees are nothing to do with their fees!
Lowestoft conveyancing search costs are disbursements not legal costs as these are payable to independent parties.