Much to our surprise we have been notified by our financial adviser that my Pagham the law firm I have appointed is not on the bank Conveyancing panel. How can I be sure if this is correct?
The sensible course of action for you to take is to contact your Pagham conveyancer. You lawyer should notify you what has happened. Where they are not on the panel they may be able to suggest a Pagham conveyancing firm that is on the conveyancing panel for your mortgage company.
We are purchasing a 2 bedroom apartment in Pagham with a loan from Barclays .We use our Pagham conveyancing practitioner but Barclays advised that his firm is not listed on their approved list of firms. It seems we are left with no choice but to instruct a Barclays panel lawyer or retain our local solicitor and pay for a Barclays panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The mortgage issued to you is subject to its terms and conditions, a common one being that conveyancers needs to be on the Barclays approved list. in the past, most banks 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Barclays
is it true that all Pagham solicitors on the Principality conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Principality conveyancing panel they would need to be overseen by the SRA. Many lenders do permit licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
We previously chose conveyancing lawyers based in Pagham on the Kent Reliance solicitor approved list. They are now charging me a further fee for the legal aspects of the Kent Reliance mortgage. Is this an additional conveyancing fee set by Kent Reliance?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your solicitor may charge a fee for this. The fee is not dictated by Kent Reliance but by your Pagham lawyer. Some firms on the Kent Reliance panel will levy ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
I am selling my house. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being difficult. The Pagham solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
How does conveyancing in Pagham differ for new build properties?
Most buyers of new build or newly converted property in Pagham contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because new home sellers in Pagham tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Pagham or who has acted in the same development.
I am looking for a flat up to £245,000 and found one near me in Pagham I like with amenity areas and transport links in the vicinity, however it only has 61 years on the lease. There is not much else in Pagham suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a mortgage the remaining unexpired lease term will be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
Looking forward to sign contracts shortly on a studio apartment in Pagham. Conveyancing solicitors assured me that they are sending me a report next week. What should I be looking out for?
Your report on title for your leasehold conveyancing in Pagham should include some of the following:
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What options are open to you if a neighbour breaches a clause of their lease? Does the lease prevent you from letting out the property, or having a home office for business You should have a good understanding of the insurance provisions You must be told what is to be regarded as a Nuisance in the lease You should be sent a copy of the lease
Pagham Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to buying
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What restrictions are there in the Pagham Lease? Are there any major works in the planning that will likely increase the maintenance costs?