I can't travel far from Peacehaven. Is there a reason why all Peacehaven conveyancers are not on all lender panels?
Lenders ordinarily restrict either the nature or the number of conveyancing solicitors on their panel. Frequent examples of such restriction(s) being that the firm is required to have two or more partners. As well as restricting the type of firm, some building societies made a decision to limit the size of their panel they allow to represent them. You should note that lenders have no responsibility for the standard of conveyancing supplied by any Peacehaven lawyer on their approved list. Increases in mortgage fraud was the primary trigger for the rationalisation of solicitor panels from 2008 notwithstanding that there are differing assessments concerning whether solicitors sat at the center of that fraud. Statistics published by HM Land Registry indicates that thousands of conveyancing practices only transact less than three conveyances a year. Those vindicating conveyancing panel consolidation ask why law firms should have claim to be on a lender panel when it is evident that property law is not their speciality?
How up to date is your database of Peacehaven solicitors on the Kent Reliance conveyancing panel? Do Kent Reliance send you an updated list?
Peacehaven conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
I am downsizing from our house in Peacehaven and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Peacehaven lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a national conveyancing firm rather than a conveyancing solicitor in Peacehaven. We have lived in Peacehaven for 4 years we know that this is a non issue. Should we get in touch with our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
My wife and I purchased a terraced Edwardian property in Peacehaven. Conveyancing practitioner represented me and Yorkshire Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Peacehaven and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing lawyer who completed the work.
I'm purchasing a new build house in Peacehaven benefiting from help to buy. The developers would not budge the amount so I negotiated 6k of extras instead. The property agent advised me not disclose to my conveyancer about the deal as it could jeopardize my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the input of my in-laws I had a survey completed on a house in Peacehaven prior to retaining conveyancers. I have been told that there is a flying freehold element to the house. The surveyor advised that some mortgage companies will not give a loan on a flying freehold premises.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Peacehaven. Conveyancing will be smoother if you use a solicitor in Peacehaven especially if they are acquainted with such properties in Peacehaven.