My fiance and I are hoping to buy a home in Higher Kinnerton and are in fact using a Higher Kinnerton conveyancing practice. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Halifax have this afternoon contacted us to advise us that there is now an issue as our Higher Kinnerton conveyancer is not on their conveyancing panel. Please explain?
Where you are buying a property requiring a mortgage it is usual for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Higher Kinnerton lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
I am planning to acquire a house and need a conveyancing solicitor in Higher Kinnerton who is on the Nationwide Building Society solicitor. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Nationwide Building Society in certain locations such as Higher Kinnerton. We dont recommend any particular firm.
I own a 4 bedroom Victorian property in Higher Kinnerton. Conveyancing lawyer represented me and Accord Mortgages Ltd. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the exact same address. Is it worth asking Accord Mortgages Ltd to clarify?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Higher Kinnerton and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing practitioner who carried out the work.
We're first time buyers - agreed a price, yet the agent told us that the seller will only proceed if we appoint their recommended lawyers as they need an ‘expedited deal’. We would rather use a high street solicitor with experience of conveyancing in Higher Kinnerton
We suspect that the owner is unaware of this ultimatum. Should the owner desire ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Bypass the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred Higher Kinnerton conveyancing lawyers - not the ones that will provide the negotiator at the agency a referral fee or hit his conveyancing thresholds set by head office.
I only have 68 years unexpired on my lease in Higher Kinnerton. I now wish to extend my lease but my freeholder is missing. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to locate the freeholder. In some cases an enquiry agent may be useful to carry out a search and prepare an expert document to be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the application to the County Court covering Higher Kinnerton.
Higher Kinnerton Leasehold Conveyancing - Examples of Queries before Purchasing
This question is important as a) areas may cause problems for the block as the common areas may start to deteriorate where maintenance remain unpaid b) if the tenants have a dispute with the managing agents you will want to have all the details The prefered form of lease arrangement is where the freehold interest is in the ownership of the leaseholders. In this scenario the lessees enjoy being in charge if their destiny and although a managing agent is often employed if the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Is the freehold reversion owned collectively by the tenants?