My husband and I are buying a newly converted apartment in Ollerton with a mortgage from Bank of Scotland.We like our Ollerton conveyancing lawyer but Bank of Scotland advised that she’s not on their "panel". we are left little option but to use a Bank of Scotland panel solicitor or keep our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The home loan offered to you is subject to its various provisions, a common one being that conveyancers needs to be on the Bank of Scotland solicitor panel. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Bank of Scotland
Is it correct that all Ollerton CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?
It is true that some lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
I am purchasing a property in Ollerton. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?
Given that your lender is RBS your lawyer must check the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for RBS. The CML Handbook includes minimum provisions for solar panel roof-space leases, and property lawyers are required to report to RBS where a lease fails to satisfy these specifications. The specifications relate to the installation of panels on properties nationwide and is not limited to Ollerton.
Our offer on a detached house in Ollerton has been accepted, but there is a chain. The sellers have offered on on an apartment, but it’s not yet agreed to, and have viewings of other apartments booked. I have instructed a local conveyancing solicitor in Ollerton. What should be my next step? At what point do I apply for the mortgage with Nottingham?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx one thousand pounds, then valuation, Ollerton conveyancing search fees, etc). First, you should ensure that your lawyer is on the Nottingham conveyancing panel. Regarding the subsequent steps this very much depends on the specifics of your transaction, desire for this property and on the state of the market. In a hot market many home buyers will apply for a home loan with Nottingham and arrange for the valuation and only if it comes back ok would they request their solicitor to move forward with searches.
I am intent on selling our house in Ollerton and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Ollerton conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using an internet conveyancing outfit rather than a conveyancing solicitor in Ollerton. Having lived in Ollerton for many years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I have been on the look out for a leasehold apartment up to £195,000 and found one close by in Ollerton I like with amenity areas and transport links in the vicinity, however it's only got 49 years unexpired on the lease. I can't really find anything else in Ollerton suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a mortgage that many years will be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.
How does the Landlord & Tenant Act 1954 affect my commercial property in Ollerton and how can you help?
The particular law that you refer to affords security of tenure to business lessees, giving them the legal entitlement to make a request to court for a renewal lease and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Ollerton is one of the hundreds of areas of the UK in which the firms we work with have offices