I can't travel far from Wem. I would like to know the reason why all Wem lawyers aren't automatically on all mortgage company panels?
As unjust as it may appear for banks to restrict who can represent them, from the public’s or lawyer’s perspective, the other side of the coin is that lenders are increasingly anxious and consider it essential to defend themselves against mortgage fraud. As a consequence of this concern mortgage companies are limiting their conveyancing panel to a manageable size.
Finally the sale completed on my house in Wem last September but our buyer keeps calling every few hours complaining that their lawyer is waiting to hear from mylawyer. What should my lawyer have done now that I have sold?
Following your sale your conveyancer should forward the transfer documentation and all supplemental paperwork to the purchaser's solicitors. Where appropriate, your solicitor should also evidence that the home loan has been paid off to the purchasers lawyers. There is unlikely to be post completion procedures just for conveyancing in Wem.
About to purchase a new build flat 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 legal work.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Wem
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There must be mutual enforceability of lessee’s covenants. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I decided to have a survey carried out on a property in Wem ahead of appointing lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some lenders may refuse to give a loan on a flying freehold home.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wem. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wem to see if the conveyancing will be more expensive.
What does commercial conveyancing in Wem cover?
Commercial conveyancing in Wem incorporates a broad range of services, offered by qualified solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
The conveyancers undertaking our conveyancing in Wem has sent documents to review that reveal that the property is unregistered with epitome documents. Why is the property not registred at the Land Registry?
Although the vast majorities of properties in Wem are now registered with HMLR there are still a few that remain unregistered. Any property in Wem that has been remortgaged since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Wem property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Wem conveyancing solicitors will be able to handle such matters but if any uncertainty reigns the conventional advice presently seems to be for the current owners to register the title first and subsequently sell - this will predictably cause a prolonged conveyancing.