Am I correct in assuming that the fact that my solicitor in Weldon is not listed on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Weldon conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Our lawyer has discovered a defect with the lease for the flat we are purchasing in Weldon. The seller’s lawyers have suggested title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancing practitioner says that he must check that the mortgage company is happy with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
We are planning to acquire a house and require a conveyancing solicitor in Weldon who is on the UBS solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Weldon.
My bid for a property was accepted at auction in Weldon. Conveyancing is required. What are my next steps?
Now that you are legally bound yourself to purchase you should find a conveyancing lawyer quickly as you will have a tight a fixed date to complete the conveyancing. An auction property will have a bespoke legal set of papers. This will likely include most,if not all of the paperwork that your conveyancer will need. If you have purchased leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You need to give this to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds in place to complete the transaction on the set completion date.
My uncle advised me that in buying a property in Weldon there may be various restrictions affecting the ability to carry out external alterations to the property. Is this right?
There are a number of properties in Weldon which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Weldon should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I'm spending time looking at flats in Weldon and I am now considering a potential offer. Is it wise to have a solicitor on ‘stand by’? I will be getting a mortgage with Bank of Ireland.
It would be sensible to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are getting a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.
The estate agent has sent us the confirmation of our purchase of a new build flat in Weldon. 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 conveyancing.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Weldon
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Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are surveyor prepared.
I decided to have a survey done on a house in Weldon before instructing lawyers. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some banks will not issue a mortgage on this type of premises.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Weldon. Conveyancing may be slightly more expensive based on your lender's requirements.