I am buying a flat in Great Stanmore. My property lawyer has never been on on the bank approved list. Am I still permitted to appoint my Great Stanmore conveyancing solicitor even though they are not on the lender list of approved lawyers?
You have a couple of choices open to you here
- Complete the purchase with your chosen Great Stanmore solicitor but your lender will need to appoint a property lawyer from their approved list. This will result in additional cost together with probable interruption.
- Get a fresh solicitor to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
- Appeal to your property lawyer to apply to join the bank panel
What happens if my lawyer’s firm is expelled from the Clydesdale Solicitor panel ahead of completing my conveyancing in Great Stanmore?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Great Stanmore is where the house is located. What do you suggest?
Flying freeholds in Great Stanmore are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Great Stanmore you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Great Stanmore may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How does the Landlord & Tenant Act 1954 affect my business offices in Great Stanmore and how can your lawyers assist?
The 1954 Act provides a safeguard to commercial leaseholders, giving them the a statutory right to make a request to court for a renewal lease and continue in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Great Stanmore is one of the hundreds of areas of the UK in which the firms we work with are located
My intention is to acquire a garden apartment in Great Stanmore. Conveyancing lawyer has been waiting for, from the owner, building insurance documents. I was told today I was advised that the vendor needs to send the insurance schedule for the flat above in addition. Why does my conveyancing practitioner need to review the insurance for the flat above? Is it really required? We have been in hold for the last month…
It is not impossible in leasehold conveyancing in Great Stanmore to discover Conveyancing in Great Stanmore in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats rather than the freeholder insuring the complete premises - which is clearly preferable. Do contact your property lawyer but it would appear that your lawyer is seeking to establish that the complete building is insured. Insuring a ground floor flat is no help when it comes to rebuilding after a fire if the 1st floor cannot be reconstructed for lack of insurance cover.