We are buying a property and require a conveyancing solicitor in Littleover who is on the Coventry BS approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Littleover.
The Littleover conveyancing lawyers that just started acting on my purchase in Littleover have without warning closed. I only went with them because I needed a lawyer on the Principality conveyancing panel and my preferred Littleover lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Principality conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
My wife and I have organised the release of further funds on our mortgage from Santander as we wish to conduct alterations to our home in Littleover. Do we need to select a high street Littleover solicitor on the Santander conveyancing panel to handle the legals?
Santander don't usually require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.
I can not fathom if my bank requires a lease extension. I have called my Littleover bank branch on a couple of occasions and was told it does not affect the mortgage offer and they will lend. My Littleover conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancer is on the lender panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have instructed a Littleover lawyer having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Littleover surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I note that there are debates on Chancel Insurance on online forums. Do I need this when purchasing a residence in Littleover? or I am told that there is a law dating back centuries that means some owners of property living in a parish church boundary may be liable to pay for repairs to the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Littleover?
Unless a prior acquisition of the property completed after 12 October 2013 you may take it that solicitors handling conveyancing in Littleover to continue to suggest a chancel search and or chancel repair liability insurance.
I am looking for a ground for flat up to £235,500 and identified one round the corner in Littleover I like with amenity areas and transport links in the vicinity, however it's only got 52 remaining years left on the lease. There is not much else in Littleover suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan the remaining unexpired lease term may be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.