I am progressing with the sale of my house in Beccles and the estate agent has just called to advise that the purchasers are changing their solicitor. The excuse is that the lender will only work with property lawyers on their approved list. On what basis would a major lender only deal with specific solicitors rather the firm that they want to select to handle their conveyancing in Beccles ?
UK lenders have always had an approved set of law firms that can act for them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
What is the first thing I need to know about purchase conveyancing in Beccles?
You may not hear this from too many lawyers but conveyancing in Beccles and elsewhere in Suffolk is often a confrontational process. Put another way, when it comes to conveyancing there is an abundance of room for confrontation between you and others involved in the house moving process. For example, the seller, selling agent and even potentially your mortgage company. Selecting a law firm for your conveyancing in Beccles an important selection as your conveyancer is your adviser, and is the SOLE party in the process whose responsibility is to act in your legal interests and to keep you safe.
There is a worrying ongoing adversarial element to conveyancing- someone must be at fault for the process taking so long. We recommend that you your first instinct should be to trust your lawyer ahead of the other players in the home moving process.
What can a local search tell me about the property my wife and I buying in Beccles?
Beccles conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company such as Xpress Legal The local search plays a central part in many a Beccles conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search should supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Beccles is the location of the property. What do you suggest?
Flying freeholds in Beccles are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Beccles you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beccles may determine 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.
In what way can the Landlord & Tenant Act 1954 impact my business offices in Beccles and how can your lawyers assist?
The particular law that you refer to gives a safeguard to commercial lessees, granting the dueness to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Beccles