My wife and I are buying a 3 bedroom apartment in Blakedown with a mortgage. We have a Blakedown solicitor, however the bank says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Blakedown property lawyer and pay for one of their panel ones to act for them. We feel that this is unjust; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders 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 Blakedown conveyancing lawyer to apply to be on the conveyancing panel.
My wife and I are buying a house in Blakedown. It might be a silly question but how we can trust a lawyer? On completion day we will need to send funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We have agreed to purchase a house in Blakedown. One unusual aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Santander your lawyer must follow the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and lawyers are required to report to Santander where a lease fails to satisfy these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Blakedown.
The mortgage over my property is with Co-operative for my property in Blakedown. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?
You must advise Co-operative before renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel firm.
Just had an offer accepted on a new build flat in Blakedown. Conveyancing is necessary evil 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.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Blakedown
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. 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.
I'm refinancing my primary property to a BTL mortgage with Barclays Direct and I will use the ballance of the raised equity as a deposit on another house. The neighborhood we are interested in is Blakedown. Will your lawyers be able to act for both sets of lenders and link together the conveyances?
Make use of our search tool on this site to check that the conveyancers are on the relevant lender panels. On the basis that they are your solicitor will be able to simultaneously deal with the two transactions but you should talk with you conveyancer and make clear your expectations and needs.
In my capacity as executor for the will of my grandmother I am disposing of a house in Monmouth but I am based in Blakedown. My lawyer (approximately 200 kilometers awayhas requested that I sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing practitioner in Blakedown who can attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are based in Blakedown