I am in the process of selling my home in Old Swan and the EA has just e-mailed to say that the purchasers are swapping conveyancer. I am told that this is due to the fact that the lender will only deal with solicitors on their conveyancing panel. Why would a leading lender only work with certain law firms rather the firm that they want to appoint for their conveyancing in Old Swan ?
Banks have always had panels of law firms that can act for them, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Banks attribute this action to a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms 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 unlikely to have any impact on this.
I require conveyancing for a flat in a relatively new development (seven years built) in Old Swan. 95% of the flats have already been disposed of. Is it strictly necessary to order local searches for my conveyancing in Old Swan?
Where you are obtaining a mortgage, your bank will insist on some (many) of the searches so you'll have no choice. If not, then Old Swan conveyancing searches are for you to decide upon. Your solicitor, will 'advise', perhaps strongly, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to instruct a new lawyer for your conveyancing in Old Swan.
A colleague advised me that in buying a property in Old Swan there may be a number of restrictions preventing external alterations to the property. Is this right?
We are aware of anumerous of properties in Old Swan which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Old Swan should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the my former home in Old Swan. The Old Swan property was put into my name in January. I want to move. I understand that there is a CML 6 month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the house in January. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How practical a view banks take of it, depend on the lender as this requirement chiefly exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
I am selling my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being a right pain. The Old Swan solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
The estate agent has sent us the confirmation of our purchase of a new build flat in Old Swan. 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 legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Old Swan
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
What type of premises does your Old Swan conveyancing quotes relate to?
The quotes supplied are only relevant to standard domestic premises in England & Wales. Where you have any different needs for instance industrial or agricultural land or commercial conveyancing in Old Swan please contact us to address this further .