Our solicitor has identified a a legal deficiency with the lease for the property we are buying in Lytham St Annes. The seller’s lawyers have suggested defective title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancing practitioner says that he must be satisfied that the bank is content with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your solicitor 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 lender 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 conveyancing practitioner will have no choice but to discontinue acting for you.
Finally the sale completed on my house in Lytham St Annes last September yet the purchaser is calling daily complaining that her conveyancer needs to hear from mine. What are the post completion sale formalities now that I have sold?
Following your sale your conveyancer should forward the transfer deeds and all of the paperwork to the buyer’s solicitors. Depending on the transaction, your solicitor should also confirm that the legal charge in favour of the lender has been discharged to the purchasers conveyancers. There are no post completion steps peculiar conveyancing in Lytham St Annes.
we are a couple who intend to purchase a newly converted apartment in Lytham St Annes with a loan from Aldermore.We have a Lytham St Annes conveyancing solicitor but Aldermore advised that he's not on their "panel". It seems we have no choice but to instruct a Aldermore panel solicitor or retain our high street solicitor and fork out for a Aldermore panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The home loan offered to you contains terms and conditions, one of which will be that solicitors must be on the Aldermore conveyancing panel. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Aldermore
Despite weeks of looking the Title Certificate and documents to my home are lost. The lawyers who handled the conveyancing in Lytham St Annes 10 years ago are no longer around. What are my next steps?
You no longer need to have the physical original deeds to prove you are the owner of your registered land or property, as the Land Registry have everything they need in a digital format.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one round the corner in Lytham St Annes I like with amenity areas and transport links nearby, however it only has 52 years on the lease. I can't really find anything else in Lytham St Annes in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a home loan the shortness of the lease may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
I am thinking of appointing a conveyancing practitioner in Lytham St Annes for my remortgage. Is there any facility to see a solicitor's complaints history with the profession’s regulator?
Anyone may search for presented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training requirements.