My partner and I are looking to buy a flat in Chapel Allerton and have instructed a Chapel Allerton conveyancing firm. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Birmingham Midshires have this afternoon contacted us to inform me that they have now hit a problem as our Chapel Allerton lawyer is not on their conveyancing panel. Please explain?
If you are buying a property with the assistance of a mortgage it is conventional for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Chapel Allerton solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
My nephew is purchasing a new build apartment in Chapel Allerton with a home loan from Co-operative. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Co-operative conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
I am planning to acquire a flat and require a conveyancing solicitor in Chapel Allerton who is on the Barnsley Building Society approved. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barnsley Building Society in certain locations such as Chapel Allerton. We dont recommend any particular firm.
Over the last few months I have been searching for a flat up to £235,500 and found one near me in Chapel Allerton I like with amenity areas and transport links in the vicinity, however it only has 49 years unexpired on the lease. I can't really find anything else in Chapel Allerton suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you need a mortgage the shortness of the lease may be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
My wife and I have recently appointed a conveyancing solicitor in Chapel Allerton. I I would like to check if they are on the lender's conveyancing panel. Could you advise?
You should call the conveyancer and ask them if they are on the lender's panel. If that does not help call us and we can investigate and revert. Should the firm not be on the conveyancing panel we can certainly arrange a specialist conveyancing solicitor in Chapel Allerton on the panel for your mortgage company.