I am acquiring property in Abridge. My Solicitor is not on the bank solicitor panel. Is it possible for me to use my Abridge conveyancing solicitor even though they are not on the mortgage company panel of approved conveyancing solicitors?
Various options include
- Proceed with your chosen Abridge property lawyer but your mortgage company will need to appoint a conveyancer from their approved panel. The net result is additional cost together with likely interruption.
- Appoint a new property lawyer to conduct the conveyancing, making sure they are on the bank conveyancing panel.
- Convince your property lawyer to pull out all the stops to join the mortgage company conveyancing panel
We are acquiring our first home. The lawyer has calledto ask if we want to order extra conveyancing searches. We are really unsure what's needed for conveyancing in Abridge
The number and type of Abridge conveyancing searches should be triggered based entirely on the premises, the location, the likelihood of any of these risks, your familiarity of the region and risks, your overall approach to risk. What matters is that you adequately understand what information each search could give you. You may then make a decision if you personally think you need that information. Where you are unsure, ask your conveyancing practitioner to offer guidance.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would prefer to appoint a Abridge based conveyancing firm?
Do check but the chances are that give you one of their panel lawyers if you take up the "fee-free" incentive. Call the mortgage company and determine if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Abridge.
I'm the only beneficiary of my late father’s estate with all property in now in my sole name, including the house in Abridge. Conveyancing formalities meant that the Land Registry date was in August. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership could be considered the same way as though I had purchased the property in August. Will no one buy the property for half a year?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. many lenders would take a practical view as this provision primarily exists to capture the purchase and immediately sell or the quick reselling of properties.
We have agreed to purchase a house in Abridge. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?
Given that your lender is Lloyds your lawyer must comply with the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Lloyds where a lease does not satisfy these conditions. The specifications relate to the installation of panels on properties nationwide and is not isolated to Abridge.
Completion of my remortgage has taken place for my property in Abridge. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have recentlybeen informed that Arc property Solicitors have been shut down. They carried out my conveyancing in Abridge for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is registered correctly in the name of the previous owner?
The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Abridge conveyancing specialists.
I'm refinancing my current house to a BTL mortgage with Alliance & Leicester and intend to use the remaining equity towards another property. The area we are talking about is Abridge. Will your lawyers be able to act for both sets of lenders and link together the transactions?
Do use our search tool on this site to ensure that the solicitors are approved by both lenders. Assuming that they are the conveyancer should be able to connect the two transactions but you should have a chat with you conveyancer and specify your desired outcome and requirements.