Our solicitor has identified a defect with the lease for the property we are purchasing in Northwich. The seller’s lawyers have suggested defective title insurance as a workaround. We are content with insurance and will cover the costs. Our conveyancer says that he must check that the lender is happy with this solution. Who is the client here, us or the mortgage company ?
Even though you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the bank are the client. The appropriate lender provisions must be adhered to.
Are all Northwich Conveyancing Quality Solicitors on the Nationwide conveyancing list of approved firms?
Some major banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
Is there a list of Coventry BS panel conveyancers in Northwich on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. A small selection of lenders make their panel listings visible on the web. If you are seeking to appoint a Northwich solicitor on the Coventry BS please make the most of our tool.
I recently had an offer accepted on a house in Northwich. My mortgage broker suggested a solicitor. I paid an upfront payment of £175. A few days later, the conveyancing practitioner called me sheepishly admitting that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My wife and I own a 4 bedroom Victorian property in Northwich. Conveyancing lawyer represented me and Bank of Scotland. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Northwich and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing lawyer who completed the work.
I need to retain a conveyancing solicitor for sale conveyancing in Northwich. I have land on a web site which looks to be the ideal offering If there is a chance to get all the legals done via phone that would be ideal. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I want to let out my leasehold apartment in Northwich. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
A small minority of properties in Northwich do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Leasehold Conveyancing in Northwich - Examples of Questions you should ask Prior to buying
Please tell me if there are any major works in the near future that will add a premium to the maintenance charges? You will want to discover as much as possible about the company managing the block as they will either make life much simpler or uncomfortable. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to day to day matters like the cleanliness of the common parts. Ask prospective neighbours what they think of them. On a final note, be sure you understand the dates that you are obliged pay the maintenance charge to the appropriate party and precisely what you get for your money.