We are buying a 1 bedroom apartment in St Agnes with a mortgage. We wish to retain our St Agnes lawyer, however the bank advise she’s not on their "panel". It appears that we have little choice but to appoint one of the lender panel firms or continue with our St Agnes conveyancer as well as pay for one of their panel lawyers to act for them. We feel that this is unjust; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 St Agnes conveyancing solicitor to apply to be on the conveyancing panel.
A friend suggested that where I am purchasing in St Agnes I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your St Agnes conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about St Agnes around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, St Agnes Education with maps and statistics, Local Amenities and other useful data regarding St Agnes.
I am buying a new build apartment in St Agnes. Conveyancing is daunting 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.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in St Agnes
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I was recommended by a few property agents in St Agnes to locate a property lawyer using your seach tool. What’s the financial upside for Estate Agents to recommend your services over another?
We refuse to make any referral fee for sending work in our direction. We found it would be just too difficult a fee because a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I need to find a conveyancing solicitor for leasehold conveyancing in St Agnes. I happened to land on a site which appears to be the perfect answer If it is possible to get all formalities completed via phone that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Your search tool is useful but there are many lawyers listed near St Agnes being on the bank conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our mortgage company?
We do not recommend specific St Agnes firms as the right St Agnes conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with St Agnes knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..