Me and my fiance are buying a 2 bedroom apartment in Long Stratton with a mortgage. We would like to retain our Long Stratton solicitor, however the lender advise she’s not on their "panel". We have to appoint one of the lender panel solicitors or keep our Long Stratton conveyancing practitioner as well as pay for one of their panel firms to act for them. This feels very unfair; is there anything we can do?
No, not really. 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. A further alternative is for your Long Stratton conveyancing solicitor to apply to be on the conveyancing panel.
What does my ID and proof of funds have anything to do with my conveyancing in Long Stratton? Is this really warranted?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the ID of the person or body they are dealing with before they can accept their conveyancing retainer. The Client Care letter that you are required to sign should reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you are unwilling to provide identification documents, your conveyancer would not be able to accept instructions from you.
My aunt advised me that in buying a property in Long Stratton there could be various restrictions affecting the ability to carry out external changes to a property. Is this right?
There are anumerous of properties in Long Stratton which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Long Stratton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are purchasing a terrace house in Long Stratton. Our aim is to convert the garage to an office at the property.Will the conveyancing process involve enquiries to ascertain if these works are prohibited?
Your solicitor should check the deeds as conveyancing in Long Stratton will on occasion identify restrictions in the title documents which restrict certain alterations or need the permission of another owner. Certain works need local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor prior to committing yourself to a purchase.
We have agreed to purchase a house in Long Stratton. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?
Given that your lender is Skipton your lawyer must check the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Skipton. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Skipton where a lease fails to comply with these provisions. The requirements relate to the installation of panels on properties nationwide and is not limited to Long Stratton.
My husband and I are 18 days into a freehold purchase having been directed to a firm by the high street agent to do our conveyancing in Long Stratton. I am am starting to be dissatisfied with the level of service. Could you help me find new solicitors?
They would need to be really bad to suggest changing them. Has your loan offer been generated? If so you need to make them aware of the new contact details and ensure the mortgage documents are re-issued. Your new conveyancer needs to be on the lenders panel to avoid added charges and frustration. That should be your starting point. Our find a solicitor tool will help you find a bank approved conveyancer for your home move in Long Stratton
Can a conveyancer remove a person from the title of my property in Long Stratton ?
Subtracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a conveyancer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancing practitioner