I am in the process of selling my ground floor flat in Pocklington and the EA has just text me to say that the purchasers are changing their solicitor. I am told that this is due to the fact that the bank will only deal with property lawyers on their approved list. On what basis would a big named mortgage company only engage with certain law firms rather the firm that they want to appoint to handle their conveyancing in Pocklington ?
Mortgage companies have always had panels of law firms that can represent them, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lenders point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to monitor. No lender will say 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. Plenty of firms 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. The buyers are not going to have any impact on this.
We note that you have a post code search directory listing firms on the Coventry BS conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Pocklington?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Pocklington.
I just bought a property at auction in Pocklington. Conveyancing is needed. What are my next steps?
Given that you have now exchanged you must hire the services of a conveyancing practitioner as a matter of urgency as you are facing a tight a drop dead date to complete the deal. An auction property will ordinarily have a corresponding legal set of papers. This will likely include evidence of title and search results. In the case of leasehold property the legal papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You need to give this to the conveyancer instructed by you as soon as possible. Do make sure that your finances are in place to complete on the date specified in the contract.
When it comes to mortgage companies such as Clydesdale, do Pocklington lawyers incur a yearly amount to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I am currently in the process of buying my council flat in Pocklington. I have a mortgage offer with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
I purchased a renovated Edwardian house in Pocklington. Conveyancing solicitor acted for me and Chelsea Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pocklington and other locations in 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 the conveyancing solicitor who carried out the work.
The estate agent has sent us the confirmation of our purchase of a new build flat in Pocklington. 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 is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Pocklington
The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.