My wife and I are planning to purchase a 3 bedroom apartment in Ware with a mortgage. We wish to retain our Ware conveyancer, however the mortgage company says she’s not on their "panel". It appears that we have little option but to instruct one of the lender panel firms or retain our Ware property lawyer and pay for one of their panel lawyers to represent them. We regard this is inequitable; is there anything we can do?
No, not really. 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 Ware conveyancing lawyer to apply to be on the conveyancing panel.
Would the conveyancing practitioners that you recommend handle right to buy conveyancing in Ware?
We work with a number of conveyancing practitioners who can service right to buy transactions Please contact the conveyancers listed with a view to secure a conveyancing quote.
If you had a top tip for choosing a conveyancing solicitor in Ware what would it be?
We would encourage you not to base your choice on the lowest Ware conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My father pointed out to me me that in buying a property in Ware there may be a number of restrictions preventing external alterations to a property. Is this right?
We are aware of a number of properties in Ware which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Ware should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My partner and I have arranged a further advance on our mortgage from Coventry BS as we want to carry out alterations to our home in Ware. Are we obliged to select a bricks and mortar Ware solicitor on the Coventry BS conveyancing panel to handle the paperwork?
Coventry BS do not ordinarily appoint a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.
I require expedited conveyancing in Ware as I have pressure to sign on the dotted line in less than 2 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?
As you are not getting a home loan you are at free not to do searches although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Ware the following are examples of issues that can show up and adversely affect the marketability of the property: Enforcement Notices, Outstanding Fees, Outstanding Grants, Railway Schemes,...
I am buying a new build apartment in Ware. Conveyancing is a frightening process 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.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Ware
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Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. 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.
I am looking for a ground for flat up to £235,500 and identified one round the corner in Ware I like with a park and station in the vicinity, however it's only got 52 years on the lease. There is not much else in Ware in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term may be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.