I plan on buying a ground floor flat in Northop Hall. My property lawyer is not on the mortgage company solicitor panel. Is it possible for me to appoint my Northop Hall conveyancing solicitor notwithstanding that they are excluded from the lender panel?
Various options include
- Complete the purchase with your chosen Northop Hall solicitor but your mortgage company will undoubtedly instruct a conveyancer from their approved list. The net result is additional cost together with probable frustration.
- Choose a fresh conveyancing practitioner to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
- Convince your conveyancing practitioner to attempt to join the lender panel
Can you help? My Northop Hall conveyancer is assuring me that he has toorder Northop Hall conveyancing searches stemming from the fact thatthe firm are on the Santandersolicitor panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Northop Hall conveyancing searches.
The Northop Hall conveyancing lawyers that I appointed last week on my purchase in Northop Hall have without warning shut down. I chose them because I had to have a lawyer on the Santander conveyancing panel and my preferred Northop Hall lawyer was not. I paid them funds in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. 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 Santander 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 help.
I am buying a new build flat in Northop Hall. Conveyancing is daunting 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.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Northop Hall
Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
In my capacity as executor for the estate of my grandmother I am disposing of a house in Neath but I am based in Northop Hall. My lawyer (who is 200 kilometers awayrequires that I sign a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Northop Hall to attest this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in Northop Hall