My IFA has asked me for my Wem law firm’s panel reference for the HSBC conveyancing panel. What is the best way to discover this. I have contacted my local Wem office but they have not got back to me yet.
Have you tried calling your Wem solicitor about this?. Most Wem law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
I require conveyancing for an apartment in a relatively new development (seven years old) in Wem. Almost all the properties are already disposed of. Is it strictly necessary to order neighbourhood searches for my conveyancing in Wem?
You would be opening yourself up to an unnecessary risk in not carrying out Wem conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in no uncertain terms that you have them. If accelerating the process and cost are top of your concerns you should consider with your lawyer about the options such as contingency insurance available to you
I have been recommended a conveyancing solicitor in Wem. I I would like to check if they are accepted on the Halifax approved list of lawyers. Could you help?
The first thing to do is call the lawyer and enquire if they are on the lender panel. Otherwise you should get in touch with Halifax who may be able to assist.
About to purchase a new build apartment in Wem. 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 is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Wem
There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Wem is the location of the property. Can you shed any light on this issue?
Flying freeholds in Wem are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wem you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wem may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
We are midway through buying a property in Wem. Conveyancing lawyer has told us the title is "Leasehold". Will this likely impact our Natwest valuation?
Wem conveyancing does not normally involve leasehold houses. The key factor here is the length of lease and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's virtually freehold, so it shouldn't impact the saleability significantly.
On the flip side, if it's, say, 50 years it is bound to have a adverse effect on the value, and probably wouldn't be mortgageable. The remaining lease term and ground rent will be set out in the lease which should be made available to your property lawyer.