We are purchasing a 2 bedroom apartment in Whitworth with a mortgage. We would like to retain our Whitworth conveyancer, however the bank advise he's not on their "panel". It appears that we have no option but to appoint one of the bank panel conveyancing practices or continue with our Whitworth solicitor and pay for one of their panel ones to represent them. This seems very unfair; can we not demand that the lender use our Whitworth solicitor ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders 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. Another option that might be available is for your Whitworth conveyancing solicitor to apply to be on the conveyancing panel.
I am assisting my niece sell her property in Whitworth. Does the conveyancer order the EPC or do I organise this?
After the demise of Home Packs, energy performance certificates remained a mandatory part of moving house. An EPC must be to hand in advance of the property being advertised. It is not as aspect of the sale process that law firms ordinarily organise. If you are using a Whitworth conveyancing practitioner they may be able to arrange energy performance certificates due to their contacts with reputable local providers
I have been told by my conveyancer that chancel insurance is required on my purchase. What is the level of cover for Whitworth conveyancing?
The right level of chancel indemnity insurance depends on who your lender is. It would differ for example between Halifax and The Royal Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such insurances.
I can not fathom if my mortgage offer requires a lease extension. I have called my Whitworth bank branch on numerous occasions and was told it wasn't a problem and they would lend. My Whitworth conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Provided that the conveyancer is on the mortgage company panel, they must adhere to the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The conveyancers who conducted the conveyancing in Whitworth 10 years ago have long since closed. What do I do?
As long as you have a registered title the information relating to your ownership will be held by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, find your property and get up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Whitworth is where the house is located. Is there any advice you can impart?
Flying freeholds in Whitworth are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Whitworth you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Whitworth may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
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At this site receive a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Whitworth. Unlike many estate agents and brokerage sites we do not charge firms a commission if you instruct them for your property ownership legalities in Whitworth