we are a couple who are purchasing a purpose built flat in Walton on the Naze with a homeloan from Halifax.We use our Walton on the Naze conveyancing lawyer but Halifax says her practice is not listed on their approved list of firms. We have to appoint a Halifax panel lawyer or keep our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Halifax use our lawyer?
No, not really. The home loan issued to you contains terms and conditions, a common one being that solicitors must be on the Halifax solicitor panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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 Halifax
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Walton on the Naze bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Walton on the Naze conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their specific requirements. Who do I believe?
Your property lawyer has to follow the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being pedantic. The Walton on the Naze solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Leeds Building Society have agreed my home loan in principle, my offer on a house in Walton on the Naze has been agreed to, what are the next steps?
Your estate agent will need to know who your solicitors are (be sure the conveyancing practitioners are on the bank’s approved list). Telephone Leeds Building Society or the broker and finalise any appropriate documentation. Leeds Building Society will sellect a valuer who will get in contact with the selling agent or vendor to book a time for the valuation to take place. Once conducted (assuming no problems) it takes about ten days to get a mortgage offer. Leeds Building Society will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Walton on the Naze.
Should commercial conveyancing searches reveal impending roadworks that may affect a commercial property in Walton on the Naze?
Many commercial conveyancing solicitors in Walton on the Naze will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Walton on the Naze. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Walton on the Naze.
For each commercial conveyancing transaction in Walton on the Naze it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Walton on the Naze commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Walton on the Naze.
I am a sole trader hoping to take over a lease of a shop on the high street. Can you recommend solicitors offering no-move-no costs for non-domestic conveyancing in Walton on the Naze for less than 2k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Walton on the Naze, including the sale and acquisition of businesses as well as simply premises. If you are hoping to acquire or sell a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right firm. Regarding the costs this will depend on the structure and terms of the proposed transaction. Please provide us with your details or call us so that we can furnish you with a detailed commercial conveyancing calculation.
In scouring the web for the term cheap conveyancing in Walton on the Naze it brings up numerous conveyancerslocally. How do I determine which is the suitable solicitor for the sale of my house?
The preferential method of finding the right conveyancer is via trusted testimonial, so ask colleagues and family who have acquired a property in Walton on the Naze or a respected estate agent or mortgage broker. Charges for conveyancing in Walton on the Naze vary, so it's a good idea to request a minimum of three fee estimates from varying types of law firms. Make sure that you clarify that the costs are guaranteed not to rise.
What advice can you give us when it comes to finding a Walton on the Naze conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Walton on the Naze conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with several firms including non Walton on the Naze conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:
What are the charges for lease extension conveyancing?
Leasehold Conveyancing in Walton on the Naze - A selection of Questions you should ask Prior to Purchasing
Are there any major works in the planning that will increase the maintenance charges? What prohibitions are contained in the Walton on the Naze Lease? It is important to be aware if fixing the lift or some other significant cost is due in the near future that will be shared amongst the leasehold owners and may well materially impact the level of the service costs or result in a specific payment.