We are buying a 2 bedroom apartment in Parbold with a mortgage. We wish to retain our Parbold solicitor, but the lender says she’s not on their "panel". It appears that we have little option but to appoint one of the bank panel firms or continue with our Parbold solicitor as well as pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Parbold conveyancing solicitor to apply to be on the conveyancing panel.
What does my ID and proof of funds have anything to do with my conveyancing in Parbold? Why is this being asked of me?
Parbold conveyancing solicitors and indeed property practitioners throughout the UK have a duty under Anti-terror and anti-money-laundering rules to check the ID of any client in order to ensure that clients are who they say they are.
Conveyancing clients are required to provide two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and evidence of address (typically a Bank Statement no older than three months).
Proof of source of funds is also necessary in accordance with the money laundering statutes as solicitors are mandated to investigate that the funds you are utilising to buy a property (whether it be the deposit for exchange or the full purchase amount if you are a cash purchaser) has come from a reputable source (such as employment savings) and is not the proceeds of illegitimate behaviour.
I am assisting my mother sell her house in Parbold. Does the solicitor arrange the energy assessment or do I organise this?
Following the demise of HIPs, energy performance certificates was retained a required element of selling a property. An energy assessment should be to hand in advance of the property being advertised. This is not something that law firms normally organise. Where you are using a Parbold conveyancing lawyer they might be able to arrange energy performance certificates given their relationships with long established local accredited person
My wife and I purchasing a terrace house in Parbold. Our aim is to carry out an extension to the side at the property.Will the conveyancing process include checks to ascertain if these alterations are prohibited?
Your conveyancer should review the registered title as conveyancing in Parbold will on occasion reveal restrictions in the title documents which restrict categories of changes or need the permission of a 3rd party. Many works require local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.
How can we tell if a Parbold conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Parbold getting recommendations is a good starting point. 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 which is cheap as chips. We would always advocate that you speak with the lawyer handling your conveyancing.
Should commercial conveyancing searches reveal impending roadworks that may affect a commercial land in Parbold?
Many commercial conveyancing solicitors in Parbold will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Parbold. The report provides definitive information 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 Parbold.
For each commercial conveyancing transaction in Parbold 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 can cause delays to Parbold commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Parbold.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Parbold?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Parbold. 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…’
Due to the advice of my in-laws I had a survey completed on a property in Parbold in advance of instructing lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks will refuse to issue a mortgage on a flying freehold house.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Parbold. Conveyancing may be slightly more expensive based on your lender's requirements.