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Find a Frizington Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Frizington? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Frizington conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Frizington conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Frizington

I am not in a position to travel far from Frizington. I would like to know the reason why all Frizington property lawyers are not on all lender panels?

Banks highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. This resulted in mortgage companies purging less reputable firms from their panel of approved conveyancing practitioners .

We previously appointed conveyancing lawyers located in Frizington on the UBS solicitor panel. They are now charging me an additional sum for handling the UBS mortgage. Is this an additional conveyancing fee specified by UBS?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner can charge a fee for this. The fee is not set by UBS but by your Frizington conveyancing practitioner. Plenty of firms on the UBS panel will charge ’dealing with mortgage’ fee but many firms include it on their overall fee.

I have today made my last payment due on my mortgage with UBS. I assume I don't need a Frizington lawyer on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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:

  1. but are not moving to another property
  2. where UBS has sent the Land Registry the discharge electronically, and
  3. UBS has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your UBS mortgage has been paid off.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Frizington building society branch on various occasions and was advised it wasn't a problem and they will lend. My Frizington conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their published requirements. Who do I believe?

As long as the conveyancing practitioner is on the mortgage company panel, they must comply with the CML Handbook conditions for the lender. 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.

A relative advised me that where I am purchasing in Frizington I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is occasionally quoted for as part of the standard Frizington conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Frizington around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Frizington Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Frizington.

I am a negotiator for a long established estate agent office in Frizington where we see a few flat sales put at risk due to leases having less than 80 years remaining. I have been given inconsistent advice from local Frizington conveyancing solicitors. Please can you clarify whether the vendor of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Frizington Conveyancing for Leasehold Flats - A selection of Queries before buying

    What is the name of the managing agents? Are there any major works in the planning that will increase the service fees? How much is the annual service fee and ground rent?

Can you please clarify what my options are if my Frizington conveyancing searches reveals adverse entries?

Normally, almost all concerns arising from Frizington conveyancing search results can be dealt with in advance of completion or indemnity insurance may be taken. You should note that regardless of the fact that you intend on buying the property and may be willing to accept the search results, your mortgage lender may not, and ultimately they have the final say.

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