I am selling my apartment in Uppingham and the EA has just text me to warn that the buyers are switching solicitor. The reason given is that the lender will only work with solicitors on their approved list. Why would a leading lender only engage with certain law firms rather the firm that they want to select to handle their conveyancing in Uppingham ?
UK lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Banks point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to maintain. 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. Some 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. Your purchasers are not going to have any impact on this.
Why is leasehold purchase conveyancing in Uppingham is more expensive?
The conveyancing charges for a leasehold property in Uppingham is often more expensive than on a freehold property. This is because there is an amount of supplemental work required in communicating with the freeholder and managing agents to collate the evidence about whether the rent and maintenance fee have been paid and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the block.
Will our solicitor be raising enquiries regarding flooding as part of the conveyancing in Uppingham.
Flooding is a growing risk for solicitors dealing with homes in Uppingham. There are those who purchase a property in Uppingham, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, however there are a various checks that can be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Uppingham. The conventional set of completed inquiry forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the owner to find out whether the premises has suffered from flooding. If flooding has previously occurred which is not notified by the vendor, then a buyer may bring a claim for damages as a result of such an inaccurate answer. The purchaser’s conveyancers should also commission an environmental report. This should higlight if there is a recorded flood risk. If so, additional investigations should be carried out.
I moved into my flat on 9 July and my personal details are still not registered. Any reason for this? My conveyancing solicitor in Uppingham advises it will be registered in less than a month. Are titles in Uppingham uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Uppingham registration formalities. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any third parties. At present in the region of three quarters of such applications are completed in less than three weeks but some can be subject to protracted hold-ups. Registration takes place once the new owner is living at the property thus an expedited registration is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer must contact the land registry and explain the circumstances.
My fiance is purchasing a studio flat in Uppingham. He has received a fee estimate by the solicitor suggested by the selling agents and it came to £1245 . It was 7 years ago since I sold and purchased a property and the bill was £440. Have costs really gone up that much?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Uppingham searches, land registry fees, etc)