I am progressing with the sale of my home in New Brighton and the estate agent has just e-mailed to advise that the buyers are swapping law firm. I am told that this is due to the fact that the bank will only engage with property lawyers on their approved list. Why would a big named mortgage company only deal with certain law firms rather the firm that they want to appoint to handle their conveyancing in New Brighton ?
Banks have always had panels of law firms that can act for them, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
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 keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that 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 not going to have any sway in the decision.
We hope to to purchase with Earl Shilton BS. We have called around locally but cant to find a New Brighton conveyancing firm on the Earl Shilton BS approved list. Can you help?
Please do take advantage of the search tool on this page. Please choose the building society and type New Brighton or your location and you will see numerous solicitors offices in New Brighton or near you.
I'm the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the house in New Brighton. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership will be regarded the same way as though I had purchased the property in March. Do I have to wait half a year to sell?
The CML handbook mandates conveyancers 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. How sensible a view mortgage companies take of it, depend on the bank as this requirement chiefly exists to capture subsales or the wholesaling and assigning of properties.
How can we know in advance if a New Brighton conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in New Brighton getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your conveyancing.
I am selling my flat. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being difficult. The New Brighton solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
Are there restrictive covenants that are commonly picked up during conveyancing in New Brighton?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in New Brighton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I need to appoint a conveyancing solicitor for purchase conveyancing in New Brighton. I happened to discover a site which looks to be the ideal offering If it is possible to get all this stuff completed via phone that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am short of a 10% deposit on my flat purchase in New Brighton , but I still want to proceed. What can I do?
You can accept a lower deposit. Most vendors will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute