We are planning to purchase a 1 bedroom apartment in Nelson with a mortgage. We like our Nelson lawyer, however the mortgage company advise he's not on their "panel". It appears that we have no choice but to instruct one of the bank panel solicitors or retain our Nelson property lawyer and pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Nelson conveyancing solicitor to apply to be on the conveyancing panel.
Should our conveyancer be raising questions about flooding during the conveyancing in Nelson.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Nelson. There are those who acquire a house in Nelson, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, but there are a various checks that can be carried out by the buyer or by their lawyers which should give them a better understanding of the risks in Nelson. The standard completed inquiry forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to discover whether the property has suffered from flooding. In the event that the premises has been flooded in past and is not disclosed by the owner, then a buyer could commence a claim for damages as a result of such an incorrect answer. A buyer’s lawyers will also conduct an enviro report. This should disclose whether there is any known flood risk. If so, more detailed inquiries will need to be conducted.
I am looking for a ground for flat up to £235,500 and identified one near me in Nelson I like with open areas and transport links nearby, the downside is that it only has 61 years unexpired on the lease. There is not much else in Nelson for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and pass 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 about this matter.
Given that I am about to part with 450k on a house in Nelson I would like to have a conversation with the lawyer concerning thehouse move before instructing the firm. Is this something that you can arrange?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be conducting your conveyancing in Nelson.There is no ‘factory style conveyancing’ - each client is unique person, not a case number. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Nelson should be the amount on the final invoice that you end up paying.
I am one month into a freehold purchase having been directed to conveyancers by the estate agent to perform conveyancing in Nelson. I am am starting to be dissatisfied with the quality of service. Could you help me find new solicitors?
They would need to be really poor in order to consider replacing them. Has the mortgage offer been generated? If so you need to advise them of the new contact details and have the offer are issued to the new lawyers. The solicitor ideally needs to be on the banks approved list to avoid supplemental fees and complications. So that should be your first question of the new lawyers. The find a solicitor tool will help you find a lender approved conveyancer for your conveyancing in Nelson