My conveyancer has discovered a a legal deficiency with the lease for the flat we are purchasing in Banwell. The seller’s lawyers have suggested defective title insurance as a solution. We are content with insurance and will cover the costs. Our conveyancer says that he must be satisfied that the lender is willing to move forward with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
My wife and I purchasing a end of terrace house in Banwell. Our aim is to carry out a loft conversion at the property.Will the conveyancing process include enquiries to see if these works are permitted?
Your solicitor should check the registered title as conveyancing in Banwell can occasionally identify restrictions in the title documents which prevent certain alterations or require the permission of a 3rd party. Some works call for local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
Are all Banwell Conveyancing Quality Solicitors on the RBS conveyancing list of approved firms?
A selection of lenders now utilise the accreditation scheme as the kick off point for Panel approval 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 solicitors wishing to remain on their panels.
Does a directory service exist listing Bank of Ireland panel solicitors in Banwell on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few lenders make their panel listings viewable online. Where you are in need of a Banwell conveyancing practitioner on the Bank of Ireland please use our facility.
How does the Landlord & Tenant Act 1954 affect my commercial premises in Banwell and how can your lawyers assist?
The particular law that you refer to affords protection to commercial lessees, granting the a statutory right to make a request to court for a renewal lease and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Banwell
I am thinking of appointing a conveyancing solicitor in Banwell for my home move. Is there any facility to review a firm’s record with the profession’s regulator?
You may see documented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator may monitor call for training purposes.
Your search tool is useful but there are many lawyers listed near Banwell being on the lender conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our bank?
We do not recommend specific Banwell firms as the right Banwell conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Banwell knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..