I am progressing with the sale of my ground floor flat in Rawtenstall and the estate agent has just called to advise that the purchasers are swapping solicitor. I am told that this is due to the fact that the bank will only engage with solicitors on their approved list. Why would a big named lender only work with certain solicitors rather the firm that they want to select for their conveyancing in Rawtenstall ?
Banks have always had an approved set of law firms that can act for them, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lenders point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.
My husband and I wish to acquire a purpose built apartment in Rawtenstall with a mortgage from Norwich and Peterborough Building Society.We like our Rawtenstall conveyancing solicitor but Norwich and Peterborough Building Society informed us she’s not on their approved list of firms. we are left little option but to use a Norwich and Peterborough Building Society panel solicitor or keep our high street solicitor and pay for a Norwich and Peterborough Building Society panel lawyer to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The home loan issued to you is subject to its various provisions, one of which will be that lawyers will be on the Norwich and Peterborough Building Society solicitor panel. Until recently, most banks had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Norwich and Peterborough Building Society
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one round the corner in Rawtenstall I like with open areas and transport links nearby, the downside is that it only has 52 remaining years left on the lease. There is not much else in Rawtenstall suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a home loan that many years may be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
Given that I am about to part with over three hundred thousand on a house in Rawtenstall I wish to talk to a lawyer regarding thetransaction ahead of instructing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer due to be carrying out your property ownership legalities in Rawtenstall.There is no ‘factory style conveyancing’ - each client is an important person, not a matter reference. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Rawtenstall should be the figure that you are charged.
My father has urged me to use his conveyancing solicitors in Rawtenstall. Should I choose my own solicitor?
No doubt the ideal way to select a conveyancing practitioner is to have recommendations from friends or relatives who have used the solicitor that you are contemplating using.
What makes a Rawtenstall lease defective?
Leasehold conveyancing in Rawtenstall is not unique. Most leases are individual and drafting errors can sometimes mean that certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:
A provision for the recovery of money spent for the benefit of another party.
You will encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Coventry Building Society, and Nottingham Building Society all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, obliging the purchaser to withdraw.
Leasehold Conveyancing in Rawtenstall - A selection of Queries Prior to Purchasing
Does the lease contain onerous restrictions? How many years remain on the lease? Generally speaking the outlay for major works tend not to be incorporated into the maintenance charges, albeit that a few managing agents in Rawtenstall require tenants to contribute towards a sinking fund created for the specific purpose of building a fund for larger repairs or maintenance.