I am getting a mortgage offer from Nat West. I would like to employ the services of a Licensed Conveyancer in Westerham. Does the Nat West Conveyancing panel exclude conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
We are soon to complete on the purchase of a house in Westerham but as a result of damage from the recent storms I have was able negotiate reparation from the current proprietors in the sum of £3k taking the form of a reduction in the price. This was going to be addressed as part of the conveyancing process however Virgin Money are not allowing this. Should they have been notified?
Any lawyer being on a Virgin Money conveyancing panel is duty bound to disclose to Virgin Money of any variations to the sale price. If you prohibit your conveyancing practitioner to report the price change to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new lawyer for your conveyancing in Westerham.
I am the registered owner of a freehold property in Westerham but still pay rent, why is this and what is this?
It’s unusual for properties in Westerham and has limited impact for conveyancing in Westerham but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
My husband and I decided to purchase a 2 bedroom apartment in Westerham with a residential mortgage from Bank of Ireland.We would like to retain our Westerham conveyancing practitioner but Bank of Ireland informed us his firm is not on their "panel". It seems we have no choice but to instruct a Bank of Ireland panel firm or retain our preferred solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The loan issued to you is subject to its various provisions, one of which will be that conveyancers will be on the Bank of Ireland approved list. Until recently, most mortgage companies 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Bank of Ireland
We are planning to move house in June. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you suggest a removal company in Westerham. Conveyancing firm was chosen prior to coming across this site.
On the afternoon of completion you will need to pick up the keys from the selling agent however this can only be done once the previous owners solicitors inform the agent that the monies to complete are in and the keys can be given over. You can advise the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can assist you in finding a conveyancing in Westerham or a legal practice that specialises in conveyancing in Westerham.
My wife and I buying a detached bungalow in Westerham. Our aim is to carry out a loft conversion at the property.Will the conveyancing process involve investigations to determine if these alterations are permitted?
Your property lawyer will review the deeds as conveyancing in Westerham will sometimes identify restrictions in the title documents which prohibit certain alterations or require the consent of a 3rd party. Some works require local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.
Is there a list of Nottingham panel solicitors in Westerham on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings open the public over the internet. If you are in need of a Westerham lawyer on the Nottingham please use our tool.
Due to the guidance of my in-laws I had a survey completed on a house in Westerham before retaining conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some banks may not issue a mortgage on this type of premises.
It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. Should you wish to call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Westerham. Conveyancing will be smoother if you use a solicitor in Westerham especially if they are familiar with such properties in Westerham.