I am nearing exchange of contracts for my home in Higham Wood and the EA has just called to warn that the buyers are changing their solicitor. The reason given is that the lender will only engage with solicitors on their approved list. Why would a big named mortgage company only engage with certain lawyers rather the firm that they want to select for their conveyancing in Higham Wood ?
Mortgage companies have always had an approved set of law firms they are content to work with, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lenders point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms 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. Your buyers are not going to have any impact on this.
Do the Building Society Association intend to launch a search tool with a view to to identify practices on the Earl Shilton BS conveyancing panel for example in Higham Wood?
We have not been informed any intention on the part of the BSA to promote such a register.
My colleague suggested that where I am purchasing in Higham Wood I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Higham Wood conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Higham Wood around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding Higham Wood.
I need to retain a conveyancing solicitor for purchase conveyancing in Higham Wood. I've discover a web site which appears to be the perfect solution If there is a chance to get all this stuff completed via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I’m about to sell my garden apartment in Higham Wood. Conveyancing solicitors are to be appointed soon, but I have just had a quarterly maintenance charge invoice – what should I do?
The sensible thing to do is pay the maintenance contribution as normal given that all ground rent and maintenance invoices should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Higham Wood Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
It would be sensible to find out as much as possible regarding the company managing the block as they will either make living at the property much simpler or problematic. As the proprietor of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to every day matters such as the upkeep of the communal areas. Enquire of other people what they think of their service. In conclusion, be sure you discover the dates that the maintenance charges are due to the managing agents and specifically what it includes. This question is helpful as a) areas could result in problems for the block as the common areas may begin to deteriorate if maintenance are not paid for b) if the tenants have an issue with the managing agents you will wish to have all the details