My wife and I are planning to buy a property in Holmes Chapel and have instructed a Holmes Chapel conveyancing firm. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Skipton Building Society have this evening contacted us to inform me that they have now hit a problem as our Holmes Chapel solicitor is not on their conveyancing panel. Is this a problem?
Where you are buying a property with the assistance of a mortgage it is standard for the purchasers' solicitors to also represent the purchaser's lender. 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 Quality Scheme. Your property lawyer should contact your lender 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 are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Holmes Chapel lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
My Holmes Chapel lawyer has spotted a discrepancy when comparing the surveyor’s assumptions in the home valuation survey and what is in the conveyancing documents. My solicitor informs me that he is obliged to check that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s course or action legitimate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
The estate agent has sent us the confirmation of our purchase of a new build flat in Holmes Chapel. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Holmes Chapel
There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
My husband and I are four weeks into a residential purchase having been referred to solicitors by the local agent to execute conveyancing in Holmes Chapel. I am am extremely frustrated with the quality of service. Could you help me find new lawyers?
A solicitor would need to be very poor to suggest replacing them. Has your mortgage been sent? In the event that it has you will need to make them aware of the new contact details and get the offer are re-sent. Your new conveyancer needs to be on the banks approved list to avoid added costs and delays. So that should be your first question of the new solicitors. The find a solicitor tool will assist you in finding a bank approved conveyancer for your conveyancing in Holmes Chapel
My mother completed her conveyancing in Holmes Chapel eight years past. She has since got married, widowed and is now remarried. She wishes to sell the property in a few months. I believe she will just be need to supply copies of her marriage certificates to the lawyer however she is anxious it will delay the house move. Is it worth updating the title details for the house?
The is no need to bring up to date the register on the basis that you have the proof needed to show how the name change has come about.
Any purchaser’s property lawyer will review the title information and require evidence to establish the change of name e.g. marriage documentation.