I am progressing with the sale of my maisonette in Nether Stowey and the EA has just text me to advise that the buyers are switching property lawyer. The reason given is that the bank will only deal with solicitors on their approved list. Why would a major mortgage company only deal with certain law firms rather the firm that they want to appoint to handle their conveyancing in Nether Stowey ?
Mortgage companies have always had an approved set of law firms that can represent them, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lenders point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say 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 are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
I am assisting my mother sell her house in Nether Stowey. Will the solicitor commission an energy performance certificate or it is for the seller to see to?
After the abolition of Home Information Packs, EPC’s was kept a compulsory element of moving property. An energy assessment should be commissioned before the property is advertised. This is not as aspect of the sale process that law firms normally organise. Where you are instructing a Nether Stowey conveyancing lawyer they may be willing to arrange EPC’s given their relationships with reputable local assessors
We are getting the release of further monies on our mortgage from Kent Reliance as we wish to conduct a loft conversion to our property in Nether Stowey. Are we obliged to choose a local Nether Stowey solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?
Kent Reliance do not ordinarily appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance conveyancing panel.
I had a mortgage agreed in principle with UBS. Nether Stowey conveyancing lawyers were selected. What is the average time that one could expect to receive a mortgage offer from UBS?
Some lenders take longer than others. Have UBS done the valuation? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
About to purchase a new build apartment in Nether Stowey. 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.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Nether Stowey
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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.
I have been recommended by a few selling agents in Nether Stowey to find a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to market your site rather than alternative conveyancing organisations?
We don’t make any commission for directing people our way. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
Do online conveyancing organisations do everything a local Nether Stowey solicitor does or do I still need to retain a solicitor for the final stages for my conveyancing in Nether Stowey?
If you choose an online conveyancer they should undertake all the things your Nether Stowey solicitor would cover.