I am progressing with the sale of my house in Nailsworth and the estate agent has just called to say that the buyers are switching conveyancer. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their approved list. On what basis would a big named lender only deal with certain law firms rather the firm that they want to appoint for their conveyancing in Nailsworth ?
Lenders have always had an approved set of law firms that can act for them, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Banks point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
As someone unfamiliar with the Nailsworth conveyancing process what’s your top tip you can give me for the home moving process in Nailsworth
You may not hear this from too many lawyers but conveyancing in Nailsworth or throughout Gloucestershire is often a confrontational process. In other words, when it comes to conveyancing there is plenty of room for friction between you and others involved in the transaction. For example, the seller, property agent and sometimes the lender. Selecting a law firm for your conveyancing in Nailsworth is a critical decision as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to act in your best interests and to keep you safe.
Every so often a potential adversary will attempt to convince you that you should follow their advice. For instance, the estate agent may claim to be helping by claiming that your conveyancer is slow. Or your mortgage broker may tell you to do something that is against your solicitors advice. You should always trust your lawyer above all other parties in the conveyancing process.
We are buying a end of terrace house in Nailsworth. The intention is to an extension at the rear at the property.Will the conveyancing process involve enquiries to determine if these works are permitted?
Your property lawyer will review the registered title as conveyancing in Nailsworth will occasionally identify restrictions in the title deeds which prevent certain alterations or need the permission of another owner. Many additions require local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
Are all Nailsworth Conveyancing Quality Solicitors on the Coventry BS conveyancing list of approved solicitors?
A selection of banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
About to purchase flat in Nailsworth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Nailsworth conveyancer is on the Santander conveyancing panel.
Will commercial conveyancing searches reveal impending roadworks that could impact a commercial property in Nailsworth?
Its becoming the norm that commercial conveyancing solicitors in Nailsworth will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Nailsworth. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Nailsworth.
For each commercial conveyancing transaction in Nailsworth it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Nailsworth commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Nailsworth.
My wife and I have a renovated Edwardian house in Nailsworth. Conveyancing lawyer represented me and HSBC Bank. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Nailsworth and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing practitioner who completed the work.
How does the Landlord & Tenant Act 1954 impact my business premises in Nailsworth and how can your lawyers assist?
The 1954 Act affords security of tenure to business tenants, granting the a statutory right to apply to court for a renewal lease and continue in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Nailsworth