Is the fact that my conveyancer in Duxford is not listed on my lender's solicitor panel that there is a problem with the standard of his conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Duxford conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
We decided to purchase a newly converted flat in Duxford with a loan from Platform Home Loans Ltd.We use our Duxford conveyancing solicitor but Platform Home Loans Ltd says he's not listed on their approved list of firms. It seems we are left with no choice but to instruct a Platform Home Loans Ltd panel lawyer or keep our preferred solicitor and pay for a Platform Home Loans Ltd panel lawyer to represent them. This seems very unfair; is there anything we can do?
No, not really. The loan issued to you is subject to its terms and conditions, a common one being that conveyancers needs to be on the Platform Home Loans Ltd approved list. Until recently, most mortgage companies had large numbers of solicitors 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 solicitors to apply to be on the conveyancing panel for Platform Home Loans Ltd
There is lots of information on this site about conveyancing in Duxford but what is your top tip for choosing the right conveyancer in Duxford
Do not opt for the lowest Duxford conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
We have agreed to purchase a house in Duxford. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
As you are obtaining a mortgage with HSBC your lawyer must check the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancers are required to report to HSBC where a lease does not satisfy these requirements. The provisions relate to the installation of panels on properties countrywide and is not limited to Duxford.
I am expecting a DIP from HSBC this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Duxford solicitors on the HSBC conveyancing panel, or is it better to go independently?
You will need to appoint Duxford solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
Are there restrictive covenants that are commonly identified during conveyancing in Duxford?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Duxford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
The estate agent has sent us the confirmation of our purchase of a new build apartment in Duxford. Conveyancing is a frightening process 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.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Duxford
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?