I am in the process of selling my house in Newport Pagnell and the EA has just text me to advise that the purchasers are switching conveyancer. The reason given is that the bank will only engage with solicitors on their conveyancing panel. Why would a major mortgage company only work with certain lawyers rather the firm that they want to select for their conveyancing in Newport Pagnell ?
UK lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Lenders justify this action to a rise in fraud as the reason for the cull – criteria have been stiffened 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 says it is being contacted daily by practices 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 sway in the decision.
I am helping my aunt sell her house in Newport Pagnell. Does the solicitor order an energy assessment or should I organise this?
After the abolition of Home Information Packs, energy assessments became a required element of selling a house. An energy assessment should be commissioned in advance of the property being put on the market. It is not a task that conveyancers ordinarily organise. If you are using a Newport Pagnell conveyancing practitioner they may be willing to arrange EPC’s given their relationships with reputable local accredited person
I am buying a end of terrace house in Newport Pagnell. Our aim is to an extension at the rear at the house.Will legal investigations on the property include checks to see if these works are prohibited?
Your solicitor should check the deeds as conveyancing in Newport Pagnell can sometimes identify restrictions in the title documents which prevent categories of alterations or require the consent of another owner. Many additions need local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
I am buying a property in Newport Pagnell. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Coventry BS your lawyer must comply with the formal requirements contained in Section two of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Coventry BS where a lease does not meet these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Newport Pagnell.
It has been 4 months since my purchase conveyancing in Newport Pagnell concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Newport Pagnell. Conveyancing is necessary evil 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 conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Newport Pagnell
Please confirm the Lease plans are architect prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision.
We are 14 days into a leasehold purchase having been directed to a firm by the estate agent to handle our conveyancing in Newport Pagnell. I am am starting to be dissatisfied with the level of service. Can you help me find new lawyers?
A lawyer would have to be very bad in order to consider changing them. Has your mortgage been generated? If so you will need to make them aware of the new contact details and get the loan are re-issued. The conveyancer needs to be on the banks panel to avoid supplemental costs and complications. That should be your first question of the new lawyers. The search tool should help you find a lender approved conveyancer for your conveyancing in Newport Pagnell