I am obtaining a offer of a home loan from Halifax. I hope to use a Licensed Conveyancer in Blakeney. Does the Halifax Solicitor panel exclude conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
We wanted to use a conveyancing solicitor in Blakeney for our house purchase. Our financial adviser has since advised us that our mortgage lenders HSBC Bank won't deal with them. Surely this is unfair competition?
Mortgage Companies ordinarily restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such criteria being that a law practice must not be a sole practitioner. As well as restricting the profile of firm, a few lenders have decided to limit the amount of firms they permit to act for them. Be aware that HSBC Bank have no responsibility for the quality of advice provided by any member of HSBC Bank Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels since 2008 even though there are mixed opinions about the level of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that plenty of law firms, including some in or near Blakeney only perform a couple conveyances a year.
We expect to receive a DIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Blakeney solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint Blakeney solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I can not work out if my bank requires a lease extension. I have called my Blakeney building society branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Blakeney conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The conveyancer must comply with the CML Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Co-operative have agreed my mortgage in principle, my bid on a apartment in Blakeney has been accepted, what happens next?
The property agent will need to know who your solicitors are (make sure the lawyers are on the bank’s panel). Telephone Co-operative or your broker and finish off any appropriate documentation. Co-operative will sellect a valuer who will get in contact with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Co-operative will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Blakeney.
Estate agents have just been given the go-ahead to market my garden flat in Blakeney. Conveyancing solicitors are to be appointed soon, however I have just received a half-yearly service charge demand – what should I do?
The sensible thing to do is discharge the maintenance contribution as you normally would because all rents and service payments should be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Blakeney Leasehold Conveyancing - Examples of Queries before Purchasing
The best form of lease structure is a share of the freehold. In this situation the tenants enjoy being in charge if their destiny and even though a managing agent is frequently employed where the building is larger than a house conversion, the managing agent is directed by the tenants. How many years remain on the lease? How many of the leaseholders are in arrears for their maintenance charge payments?
How do I discover who is the owner of a property in Blakeney?
As long as the property is registered with HMLR, and you have enough information of the location of the premises, you should be able to obtain results from the the Land Registry of the recorded proprietor for a for less than a fiver.