I am nearing exchange of contracts for my flat in Shepshed and the estate agent has just e-mailed to advise that the purchasers are changing their conveyancer. The reason given is that the lender will only engage with property lawyers on their approved list. On what basis would a major mortgage company only work with specific lawyers rather the firm that they want to choose to handle their conveyancing in Shepshed ?
Lenders have always had panels of law firms that can act for them, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lenders blame a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal 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 do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
We are purchasing a 4 bedroom semi-detached house in Shepshed. Our aim is to carry out an extension to the side at the house.Will legal conveyancing on the property involve checks to see if these works are allowed?
Your conveyancer will review the deeds as conveyancing in Shepshed will occasionally identify restrictions in the title documents which prohibit certain works or need the consent of a 3rd party. Some works need local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.
We have agreed to purchase a house in Shepshed. An unusual aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Clydesdale your lawyer must follow the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Clydesdale where a lease fails to comply with these provisions. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Shepshed.
My wife and I are in the throws of viewing apartments in Shepshed and I am about to put in an offer. Should I already have a solicitor appointed at this point? I will be getting a home loan with Barclays.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are getting a mortgage with Barclays, make sure you remember to check that your lawyer is on the Barclays conveyancing panel.
I used Arc property Solicitors a few years past for my conveyancing in Shepshed. Now, I need my documents however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shepshed of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying my first flat in Shepshed with the aid of help to buy. The sellers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not to tell my lawyer about the side-deal as it will impact my mortgage with the bank. Is this normal?.
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.
How can the Landlord & Tenant Act 1954 affect my commercial premises in Shepshed and how can you help?
The particular law that you refer to gives security of tenure to commercial lessees, granting the right to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Shepshed
I need to instruct a conveyancing practitioner in Shepshed for my home move. Is there any facility to see a firm’s record with the legal regulator?
One can review documented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA could recorded call for training purposes.