I can't travel far from Borrowash. I would like to know the understand why all Borrowash property lawyers aren't automatically on all bank panels?
Mortgage Companies tend to impose restrictions on either the type or the number of conveyancing practices on their panel. A common example of such restriction(s) being that the organisation must have two or more partners. As well as restricting the nature of firm, some building societies made a decision to limit the size of their panel they use to represent them. It is worth noting that building societies have no responsibility for the accuracy of conveyancing given by any Borrowash lawyer on their panel. Property fraud was the key driver in the rationalisation of conveyancing panels a few years ago even though there are contrary points of view concerning whether solicitors sat at the center of that fraud. Statistics from HM Land Registry indicates that thousands of conveyancing organisations only transact a couple of conveyances annually. Those advocating conveyancing panel consolidation ask why law firms deserve the right to be on a bank panel when it is apparent that property law is not their primary expertise?
Is it the case that all Borrowash solicitor firms on the Barclays conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Barclays approved list of solicitors they would need to be governed by the SRA. Many banks do list licenced conveyancers on their panel and in such a situation the practice would be overseen by the Council of Licensed Conveyancers.
I have paid off my mortgage with Coventry BS. I assume I don't need a Borrowash lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Borrowash building society branch on various occasions and was reassured it wasn't an issue and they will lend. My Borrowash conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?
Your solicitor has to comply with the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Should my solicitor be asking questions concerning flooding as part of the conveyancing in Borrowash.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Borrowash. There are those who acquire a property in Borrowash, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, but there are a numerous checks that can be undertaken by the purchaser or on a buyer’s behalf which can figure out the risks in Borrowash. The conventional set of property information forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to discover if the premises has suffered from flooding. In the event that the property has been flooded in past which is not revealed by the vendor, then a purchaser may issue a legal claim for losses stemming from an inaccurate answer. The purchaser’s lawyers should also order an enviro report. This will higlight if there is any known flood risk. If so, more detailed investigations should be initiated.
It has been 4 months since my purchase conveyancing in Borrowash concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Borrowash. Conveyancing is necessary evil 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 are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Borrowash
Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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 the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?