My husband and I are planning to acquire a 3 bedroom flat in Pattingham with a mortgage. We would like to retain our Pattingham solicitor, however the lender says he's not on their "panel". We have to appoint one of the mortgage company panel firms or keep our Pattingham property lawyer and pay for one of their panel lawyers to act for them. We regard this is unjust; are we not able to require that the bank use our Pattingham conveyancing practitioner ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Pattingham conveyancing solicitor to apply to be on the conveyancing panel.
I own a freehold house in Pattingham yet invoiced for rent, why is this and what is this?
It is rare for properties in Pattingham and has limited impact for conveyancing in Pattingham but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
We're in Pattingham, FTBs buying with a mortgage (lender is Co-operative , and our lawyer is on the Co-operative conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I require quick conveyancing in Pattingham as I have a deadline to complete inside one month. Thankfully I do not need a mortgage. Can I decline from having conveyancing searches to save fees and time?
If.Given you are are a mortgage free purchaser you have the choice not to have searches conducted although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Pattingham the following are instances of what can arise and adversely impact future mortgageability: Refused Planning Applications, Overdue Charges, Overdue Grants, Road Schemes,...
I opted to have a survey completed on a house in Pattingham ahead of retaining solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies may not give a mortgage on such a home.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Pattingham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pattingham to see if the conveyancing will be more expensive.
I am thinking of appointing a conveyancing solicitor in Pattingham for my house move. Can I see a firm’s complaints history with the legal regulator?
Members of the public can see documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator could monitor call for training requirements.