I can't travel far from West Byfleet. Is there a reason why all West Byfleet property lawyers aren't included on all bank panels?
A decade ago most mortgage companies demonstrated an attitude to risk which is different than today. The financial regulator in 2010 carried out a thematic review into mortgage fraud which concluded: know the conveyancers on your panel. As a result, mortgage companies have subsequently requiredmore data from law firms regarding their operations and the individuals who work for them and set certain criteria such as completing a minimum amount of transactions. Many law practices have found themselves excluded from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the criteria of amount of transactions the lenders insisted on.
we are a couple who decided to purchase a newbuild flat in West Byfleet with a loan from Accord Mortgages Ltd.We have a West Byfleet conveyancing solicitor but Accord Mortgages Ltd says he's not listed on their approved list of firms. It seems we have little choice but to instruct a Accord Mortgages Ltd panel lawyer or keep our preferred solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Accord Mortgages Ltd use our lawyer?
Unfortunately,no. The mortgage issued to you is subject to its terms and conditions, one of which will be that solicitors needs to be on the Accord Mortgages Ltd solicitor panel. Until recently, most mortgage companies had large numbers of law firms 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 lawyer to apply to be on the conveyancing panel for Accord Mortgages Ltd
My colleague suggested that if I am purchasing in West Byfleet I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your West Byfleet conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about West Byfleet around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, West Byfleet Education with maps and statistics, Local Amenities and other useful information regarding West Byfleet.
My wife and I have a renovated Georgian property in West Byfleet. Conveyancing lawyer represented me and Britannia. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You should review 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 West Byfleet and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing practitioner who conducted the work.
What does commercial conveyancing in West Byfleet cover?
West Byfleet conveyancing for business premises covers a wide array of guidance, given by regulated solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.