My fiance and I wish to acquire a newly converted flat in Tenby with a loan from Bank of Scotland.We like our Tenby conveyancing lawyer but Bank of Scotland says he's not on their approved list of member firms. It seems we are left with little choice but to instruct a Bank of Scotland panel solicitor or keep our high street solicitor and fork out for a Bank of Scotland panel lawyer to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The home loan issued to you contains various provisions, a common one being that conveyancers will be on the Bank of Scotland conveyancing panel. in the past, 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 solicitors to apply to be on the conveyancing panel for Bank of Scotland
I have todaybecome aware that Arc property Solicitors have closed. They conducted my conveyancing in Tenby for a purchase of a leasehold apartment 12 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The quickest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Tenby conveyancing specialists.
Just had an offer accepted on a new build apartment in Tenby. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Tenby
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
How simple is it to transfer to a new conveyancer as I have to appoint one who is on the Nottingham Building Society conveyancing list. I hired a high street conveyancing solicitor in Tenby five minutes from me but the firm is not approved by Nottingham Building Society
It would be our pleasure to assist you select a conveyancing solicitor in Tenby on the Nottingham Building Society panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Tenby. Using the find a conveyancing solicitor tool on this site, you can compare fees for conveyancing solicitors in Tenby and beyond.
We're FTB’s - agreed a price, but the selling agent advised that the vendor will only issue a contract if we appoint their recommended solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Tenby
We suspect that the owner is unaware of this demand. If they want ‘a quick sale', taking such a hostile approach to a genuine buyer is counter productive. Contact the vendors directly and explain that (a)you are genuine purchasers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to appoint your preferred Tenby conveyancing firm - not the ones that will earn their estate agent a introducer fee or hit his conveyancing figures set by senior management.
I am in need of some leasehold conveyancing in Tenby. Before diving in I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and most are in Tenby - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Tenby Leasehold Conveyancing - Sample of Queries Prior to Purchasing
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How is the lease structured? This question is helpful as a) areas can result in problems for the building as the communal areas may begin to deteriorate where services are not paid for b) if the tenants have a dispute with the running of the building you will want to have all the details How many of the leaseholders are in arrears for their maintenance charge payments?