We wanted to use a conveyancing solicitor in Woodlands for our house purchase. Our broker informed us that our mortgage lenders National Westminster Bank won't deal with them. Why is this not regarded as unduly restrictive?
Mortgage Companies in the main restrict either the type or the number of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a law practice must have two or more partners. As well as restricting the profile of firm, a few banks have reduced the amount of firms they use to represent them. You should note that National Westminster Bank have no responsibility for the quality of advice provided by any member of National Westminster Bank Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels a few years ago even though there remains mixed views regarding the extent of solicitor involvement in some of that fraud. Data from the Land Registry indicate that hundreds of law firms, including some in or near Woodlands only carry out very few conveyances a year.
We are due to move house in January. Should my conveyancing solicitor update the removal company on the day of completion. As an aside, can you put forward a removal company in Woodlands. Conveyancing solicitor was found before I stumbled across this site.
On the afternoon of completion you can collect the house keys from your estate agent but this should only happen when the sellers conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You can inform the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can help you find a residential property solicitor in Woodlands or a legal practice with expertise in conveyancing in Woodlands.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Woodlands property lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being pedantic. The Woodlands solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are planning on selling our home in Woodlands and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the buyers are using an internet conveyancing outfit rather than a conveyancing solicitor in Woodlands. Having lived in Woodlands for three years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Just had an offer accepted on a new build flat in Woodlands. Conveyancing is daunting 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 conveyancing.
Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Woodlands
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I have been on the look out for a flat up to £235,500 and found one round the corner in Woodlands I like with open areas and railway links nearby, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Woodlands in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a home loan that many years will likely be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
My nephew is embarking on her first house purchase, the home loan was agreed last week in principle. When the seller agreed the offer on the apartment we contacted the lender to go forward with his. We were shocked to learn that mortgage lenders do not accept all property lawyer, they need to be on their approved list, is this correct?
Mortgage Companies ordinarily imposes restrictions either the type or the number of conveyancing firms on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Woodlands solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.