Am I correct in assuming that the fact that my conveyancer in Northam is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of her work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Northam conveyancing firm and ask them why they are no longer on the approved list for your bank.
We are planning to purchase with Melton Mowbray Building Society. We have called around locally but am struggling to find a Northam conveyancing firm on the Melton Mowbray Building Society approved list. Could you assist?
You should make use of the search tool on this page. Please choose the building society and type Northam or your preferred area and you will see a number of lawyer based in Northam or by proximity to you.
Have just purchased a repossessed house at auction in Northam. Conveyancing is needed. What is next?
Now that you are legally committed yourself to purchase you should appoint a conveyancing practitioner soon as you are faced with a fast approaching a fixed date to complete the property. All auction property should have an associated legal pack. This will include most,if not all of the documents that your lawyer requires. In the case of leasehold property the legal papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You should pass this on to the lawyer working for you at the earliest opportunity. You also need to ensure that you have funds organised to complete on the on the contractual date .
My father pointed out to me me that in buying a property in Northam there could be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
We are aware of a number of properties in Northam which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Northam should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you point me to a directory of Coventry BS panel solicitors in Northam on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association sites. Very few lending institutions make their panel listings available over the internet. If you are looking for a Northam conveyancer on the Coventry BS please use our facility.
Do I need to take out insurance to protect me from financial exposure to chancel repairs when purchasing a residence in Northam?
Unless a previous acquisition of the premises completed post 12 October 2013 you may take it that lawyers handling conveyancing in Northam to continue to advocate a chancel search and or chancel repair liability policy.
I am a negotiator for a long established estate agency in Northam where we see a few flat sales jeopardised due to leases having less than 80 years remaining. I have been given conflicting advice from local Northam conveyancing solicitors. Could you clarify whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Leasehold Conveyancing in Northam - Examples of Questions you should ask Prior to Purchasing
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How much is the annual service fee and ground rent? You will want to find out as much as possible about the company managing the block as they can either make life much easier or uncomfortable. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to every day matters such as the tidiness of the communal areas. Ask prospective neighbours what they think of them. On a final note, investigate as to the dates that you are obliged pay the service charge to the managing agents and specifically how they are spending that money. Does the lease contain onerous restrictions?
Can a conveyancer remove a name from the title of my home in Northam ?
Extracting or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a property lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancer