I am selling my flat in Runcorn and the EA has just text me to advise that the purchasers are changing their law firm. The excuse is that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only deal with specific solicitors rather the firm that they want to select for their conveyancing in Runcorn ?
Lenders have always had panels of law firms that can act for them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lending institutions point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms 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. The purchasers are unlikely to have any impact on this.
Are the Runcorn conveyancing solicitors identified as being on the HSBC conveyancing panel, together with their details provided by HSBC?
Runcorn conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
When scouring moneysavingexpert.com for a conveyancing lawyer in Runcorn, most advise that I must look for a CQS kitemarked lawyer. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to best practice conveyancing processes through the scheme protocol the standard includes numerous partnerships who handle conveyancing in Runcorn.
We are purchasing a 4 bedroom semi-detached house in Runcorn. We would like to carry out an extension to the side at the house.Will the conveyancing process include checks to determine if these alterations are prohibited?
Your solicitor will review the deeds as conveyancing in Runcorn can on occasion identify restrictions in the title documents which prevent categories of changes or need the permission of a 3rd party. Many works require local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
We had chosen conveyancers located in Runcorn on the TSB solicitor panel. They are now charging me a further amount for handling the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancer is entitled to levy a fee for this. This charge is not dictated by TSB but by your Runcorn solicitor. Numerous firms on the TSB panel will charge ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
It is not clear whether my mortgage offer requires a lease extension. I have called my Runcorn bank branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Runcorn conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. Who do I believe?
Provided that the solicitor is on the mortgage company panel, they must comply with the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Me and my brother own a semi-detached Edwardian property in Runcorn. Conveyancing lawyer acted for me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching address. Is it worth asking Coventry Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Runcorn and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing practitioner who conducted the purchase.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Runcorn. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Runcorn
-
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?