My husband and I are hoping to purchase a 3 bedroom flat in Canford Heath with a mortgage. We would like to retain our Canford Heath solicitor, but the bank says she’s not on their "panel". It appears that we have no choice but to use one of the bank panel solicitors or keep our Canford Heath lawyer as well as pay for one of their panel ones to represent them. This feels very unfair; can we not demand that the mortgage company use our Canford Heath conveyancing practitioner ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Canford Heath conveyancing solicitor to apply to be on the conveyancing panel.
Me and my partner are due to exchange buying a house in Canford Heath but as a consequence of damage from a small fire at the property I have was able negotiate recompense from the vendor in the sum of £2k taking the form of a adjustment in the price. I had intended this to be dealt with as part of amending the contract but Leeds Building Society are not allowing this. Should they have been notified?
The solicitor being on the Leeds Building Society approved list is required to advise Leeds Building Society of any changes to the sale price. If you prohibit your solicitor to disclose the reduction to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new property lawyer for your conveyancing in Canford Heath.
We are due to move house in December. Will my conveyancing solicitor call the removal company on the completion day. Incidentally, can you put forward a removal company in Canford Heath. Conveyancing solicitor was organised before I stumbled across your page.
On the day of completion you can pick up the house keys from the selling agent but this should only be done once the previous owners lawyers confirm to the agent that they have the completion monies and the keys can be passed over. After that you will need to tell the removal company that you are ready to move in. We do not suggest a particular removal organisation but can assist you in choosing a residential property solicitor in Canford Heath or a legal practice that specialises in conveyancing in Canford Heath.
My wife and I have arranged the release of further funds on our home loan from Principality as we intend to conduct a loft conversion to our house in Canford Heath. Are we obliged to select a local Canford Heath solicitor on the Principality conveyancing panel to deal with the paperwork?
Principality would not normally instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality panel.
My offer was accepted on an apartment in Canford Heath on 20/10/2022, valuation was booked five days later, all came back fine. Conveyancer retained, so all that was missing was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
I decided to have a survey carried out on a house in Canford Heath before appointing lawyers. I have been told that there is a flying freehold element to the property. My surveyor advised that some mortgage companies tend refuse to give a mortgage on such a property.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Canford Heath. Conveyancing may be slightly more expensive based on your lender's requirements.
There are only 62 years left on my flat in Canford Heath. I am keen to get lease extension but my landlord is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to track down the landlord. For most situations an enquiry agent may be useful to try and locate and to produce a report which can be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor both on investigating the landlord’s disappearance and the application to the County Court covering Canford Heath.
Canford Heath Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
Is anyone aware of any major works anticipated that will increase the service fees? Its a good idea to discover as much as you can regarding the company managing the block as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to day to day matters such as the upkeep of the communal areas. You should not be shy to ask other tenants whether they are happy with their management. In conclusion, investigate as to the dates that the maintenance charges are due to the managing agents and specifically what it includes. You should be aware if it is no more than 80 years it will impact the value of the flat. Check with your lender that they are happy with the length of the lease. Leases with less than 80 years remaining means that you will most likely require a lease extension at some point and you need to have some idea of how much this would cost. For most Canford Heathlease extensions you will be be obliged to have been the owner of the property for 24 months in order to be eligible to exercise a lease extension.