Me and my partner are intending to buy a 3 bedroom apartment in Maze Hill with a mortgage. We would like to retain our Maze Hill solicitor, however the mortgage company says he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Maze Hill solicitor as well as pay for one of their panel ones to represent them. We consider that this is inequitable; are we not able to require that the bank use our Maze Hill lawyer ?
No, not really. Your mortgage offer 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 Maze Hill conveyancing lawyer to apply to be on the conveyancing panel.
The sellers of the home we are hoping to buy are using a conveyancing firm in Maze Hill who has suggested a exclusivity contract with a deposit 6,000. Are such agreements sensible?
There are two primary concerns with entering into any lock out agreement (occasionally known as an exclusivity agreement) is that it diverts attention away from making progress with the conveyancing transaction itself, so in the absence of it needing little or no negotiation then it could transpire to be a hindrance. It is not promoted by Maze Hill conveyancing practitioners as a result. A supplemental negative is the extent of the remedies available - an aggrieved purchaser is not likely to obtain an injunction to prohibit the seller disposing of the property to a third party, so the only remedy available under the agreement will be the reimbursement of wasted costs and, in restricted situations, the additional payment of penalties.
What does a local search reveal about the property I am buying in Maze Hill?
Maze Hill conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for example Searchflow The local search plays a central part in most Maze Hill conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the property (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 thirteen topic areas.
I have recentlybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Maze Hill for a purchase of a leasehold apartment 12 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?
The easiest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Maze Hill conveyancing specialists.
Due to the input of my in-laws I had a survey completed on a property in Maze Hill prior to retaining solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some banks may not issue a loan on this type of house.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Maze Hill. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Maze Hill to see if the conveyancing will be more expensive.
In my capacity as executor for the will of my aunt I am disposing of a property in Monmouth but reside in Maze Hill. My conveyancer (approximately 235 miles from mehas requested that I execute a statutory declaration before completion. Can you recommend a conveyancing solicitor in Maze Hill who can witness and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Maze Hill based