I am not in a position to travel far from Sacriston. Please spell out why all Sacriston property lawyers aren't automatically on all lender panels?
Even though it may seem unfair for banks to limit who can represent them, from the public’s or conveyancer’s point of view, the the contrary view is that lending institutions are increasingly anxious and feel it vital to protect them against illegal activities. As a consequence of this concern lenders have reduced their panel of approved conveyancing lawyers to a manageable size.
My wife and I are approaching an exchange on a flat in Sacriston and my mum and dad have transferred the ten percent deposit to my lawyer. I am now told that as the deposit has been sent from someone other than me my lawyer needs to make a notification to my mortgage company. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the lender about my parents' contribution when I applied for the home loan, so is it really necessary for this now to be an issue?
Your property lawyer is obliged to clarify with mortgage company to ensure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
A relative informed me that in purchasing a property in Sacriston there could be various restrictions affecting the ability to carry out external alterations to the property. Is this right?
We are aware of anumerous of properties in Sacriston which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Sacriston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Sacriston solicitor firms on the UBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the UBS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel in which case such firms would be governed by the CLC.
Completion of my purchase has taken place for my property in Sacriston. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
How does conveyancing in Sacriston differ for new build properties?
Most buyers of new build premises in Sacriston contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is constructed. This is because developers in Sacriston usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Sacriston or who has acted in the same development.
I am tempted by the attractive purchase price for a two maisonettes in Sacriston which have approximately 50 years unexpired on the leases. Should I regard a short lease as a deal breaker?
A lease is a right to use the property for a prescribed time frame. As the lease gets shorter the marketability of the lease reduces and results in it becoming more expensive to acquire a lease extension. For this reason it is generally wise to extend the lease term. It is often difficulties arise selling premises with a short lease as mortgage lenders may be reluctant to lend money on such properties. Lease extension can be a protracted process. We recommend you get professional help from a conveyancer and surveyor with experience in this field.
Leasehold Conveyancing in Sacriston - Examples of Queries before Purchasing
The answer will be useful as a) areas can cause problems for the building as the communal areas may start to deteriorate where services are not paid for b) if the leaseholders have a dispute with the managing agents you will wish to have all the details How is the lease structured? You should be aware that where the lease has fewer than 80 years it will have adverse implications on the marketability of the apartment. Check with your lender that they are willing to to proceed given the lease term. A short lease means that you will most likely need a lease extension sooner rather than later and it is worth finding out how much this would cost. Remember, in most cases you would need to own the premises for 24 months before you are entitled to exercise a lease extension.
My partner and I are acquiring a ground floor flat in Sacriston. At the time of instructing our property lawyer, they told us that they were on all mainstream mortgage company panels. The financial adviser emailed yesterday to advise that they don't appear to be on the Skipton approved list. Should that be true, what should we do? Do we simply find a new conveyancer that is on their panel or do we cover the costs for separate representation, with Skipton selecting their own approved solicitor.
Where you are buying a property requiring a mortgage it is normal for the purchaser’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancer has to satisfy. Some mortgage companies now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancing practitioner should contact Skipton and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Skipton's conveyancing panel as you are at liberty to use your preferred Sacriston lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.