I am nearing exchange of contracts for my flat in Lewes and the estate agent has just e-mailed to warn that the purchasers are swapping conveyancer. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their conveyancing panel. Why would a major mortgage company only work with certain solicitors rather the firm that they want to select for their conveyancing in Lewes ?
Mortgage companies have always had an approved set of law firms they are willing to work with, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Banks blame a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some 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 purchasers are not going to have any impact on this.
My mortgage company has suggested a law firm on their panel based in Lewes but I would rather use a conveyancing lawyer in Lewes or nearer to where I live. Are you able to assist?
The minority of Lewes conveyancing firms are on all banks conveyancing panel. Do make use of the above find an approved solicitor tool to locate a Lewes conveyancing conveyancer on the on the lender panel.
A friend advised me that if I am purchasing in Lewes I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Lewes conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Lewes around the property and the people living there. It incorporates 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 Property Price, Crime statistics, Lewes Education with plans and statistics, Local Amenities and other useful data concerning Lewes.
I am buying a new build flat in Lewes. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Lewes
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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.
I opted to have a survey done on a house in Lewes ahead of retaining solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies tend refuse to grant a mortgage on this type of house.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Lewes. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lewes to see if the conveyancing costs will increase in light of this.