I am nearing exchange of contracts for my maisonette in Freshwater and the EA has just e-mailed to advise that the buyers are swapping property lawyer. The reason given is that the lender will only work with property lawyers on their conveyancing panel. On what basis would a leading lender only engage with specific law firms rather the firm that they want to choose for their conveyancing in Freshwater ?
Lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.
I am purchasing a house without a mortgage in Freshwater. I have resided for the last twelve years in Freshwater. Conveyancing searches are a lot of money. As I have knowledge of the road and vicinity very well must I have all the conveyancing searches?
If you not getting a home loan, then the vast majority of the Freshwater conveyancing searches are at your discretion. Your lawyer will try and sway you, perhaps strongly, that you should have searches carried out, but he has a professional duty to take that path of advice. Do bear in mind; if you are likely to dispose of the house one day, it may be of interest to your future buyer what the searches determine. There are plenty of instances where premises with day to day issues can still show up negative search results. A good conveyancing solicitor in Freshwater will provide you some practical advice concerning this.
What does a local search tell me about the property we're purchasing in Freshwater?
Freshwater conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Searches UK The local search plays a central part in most Freshwater conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
Just bought a semi-detached house in Freshwater , What is the estimated time for the Land Registry to record my ownership? My Freshwater conveyancing solicitor has been very slow, so I want to check the land registry aspects are dealt with.
There is nothing unique about conveyancing in Freshwater registration formalities. Rather than based on location, timescales can vary depending on who lodges the application, whether it is in order and whether the Land registry communicate with any third parties. At present approximately three quarters of such applications are fully addressed in less than three weeks but occasionally there can be extensive delays. Registration occurs after the buyer is living at the property thus an expedited registration is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer could contact the land registry and explain the circumstances.
Expecting to exchange soon on a basement flat in Freshwater. Conveyancing lawyers have said that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Freshwater should include some of the following:
You should have a good understanding of the building insurance provisions What the implications are if you have contravened the provisions of the lease? The total extent of the demise. This could be the flat itself but might include a attic or cellar if appropriate. Do you need to have carpet in the flat or are you allowed wood flooring? Changes to the property
Freshwater Leasehold Conveyancing - Examples of Questions you should consider Prior to Purchasing
Are any of leasehold owners in dispute over their service charge payments? The majority of Freshwater leasehold properties will incur a service charge for maintenance of the building invoiced by the management company. Should you purchase the property you will have to pay this charge, normally in instalments throughout the year. This could be anything from several hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent for you to pay annual, normally this is not a significant amount, say approximately £50-£100 but you need to check as occasionally it could be surprisingly expensive. How much is the ground rent and service charge?