I am hoping to receive a offer of a home loan from Santander. I would like to employ the services of a Licensed Conveyancer in Wallasey. Does the Santander Solicitor panel allow for Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
Our god-son is in the process of securing a newly built flat in Wallasey with a mortgage from Principality. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Principality conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Principality conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We intend to purchase a purpose built flat in Wallasey with a loan from Nationwide Building Society.We like our Wallasey conveyancing practitioner but Nationwide Building Society advised that his firm is not on their "panel". we are left little option but to use a Nationwide Building Society panel firm or retain our preferred solicitor and fork out for a Nationwide Building Society panel lawyer to represent them. This seems very unfair; Can we not simply insist that Nationwide Building Society use our lawyer?
Unfortunately,no. The mortgage issued to you is subject to its terms and conditions, one of which will be that lawyers needs to be on the Nationwide Building Society conveyancing panel. Until recently, most mortgage companies had large numbers of solicitors 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Nationwide Building Society
Are there restrictive covenants that are commonly identified during conveyancing in Wallasey?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Wallasey. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How can the Landlord & Tenant Act 1954 affect my commercial premises in Wallasey and how can your lawyers assist?
The particular law that you refer to affords security of tenure to commercial leaseholders, giving them the a statutory right to apply to court for a new lease and remain in occupation at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Wallasey is one of the hundreds of locations in which our lawyers are located
What advice can you give us when it comes to appointing a Wallasey conveyancing firm to deal with our lease extension?
When appointing a solicitor for your lease extension (regardless if they are a Wallasey conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Wallasey conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:
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Can they put you in touch with clients in Wallasey who can give a testimonial? If they are not ALEP accredited then why not?
Leasehold Conveyancing in Wallasey - A selection of Questions you should consider Prior to buying
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Who manages the block? It would be prudent to discover as much as possible about the managing agents as they can either make your life much simpler or problematic. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to day to day issues like the cleanliness of the communal areas. You should not be afraid to ask other people what they think of their service. Finally, investigate as to the dates that the service fees are due to the managing agents and specifically what you get for your money.