I had intended to instruct a conveyancing solicitor in Albrighton for our home move. Our broker has since notified us that our bank Virgin Money won't deal with them. Why is this not regarded as unfair competition?
Lenders normally restrict either the type or the number of conveyancing practices on their approved list of lawyers. A common example of such criteria being that a law practice must not be a sole practitioner. In addition to restricting the profile of firm, some have limited the amount of solicitor practices they allow to represent them. Be aware that Virgin Money have no responsibility for the quality of advice provided by any member of Virgin Money Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago even though there are mixed views concerning the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that hundreds of law firms, including some in or near Albrighton only execute a couple conveyances per annum.
This question may be naive but I am new to the home buying as FTB of a ground floor flat in Albrighton. Do I collect the keys to the premises on completion from my lawyer? If this is the case, I will find a local conveyancing solicitor in Albrighton?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the vendor’s lawyers, and once they have received this, you should be called to receive the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
I am planning to move house in June. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you put forward a removal company in Albrighton. Conveyancing firm was chosen prior to coming across your site.
On the day of completion you will need to pick up the house keys from your estate agent however this can only be done after the sellers lawyers advise the agent that they have the completion monies and the keys can be passed over. Subsequently you can tell the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can assist you in locating a residential property solicitor in Albrighton or a firm that specialises in conveyancing in Albrighton.
I have paid off my mortgage with Lloyds. I assume I don't need a Albrighton lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I require fast conveyancing in Albrighton as I am faced with pressure to complete inside 4 weeks. Luckily I do not require a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
As you are are a mortgage free buyer you have the choice not to do searches although no solicitor would advise that you don't. Drawing on our experience of conveyancing in Albrighton the following are instances of issues that can arise and therefore impact future mortgageability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Road Schemes,...
Just had an offer accepted on a new build apartment in Albrighton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Albrighton
-
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I opted to have a survey completed on a house in Albrighton before instructing solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies will refuse to give a mortgage on this type of house.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Albrighton. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I right to be suspicious that brokers that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a High Street Albrighton conveyancing firm?
As with many service providers, often suggestions from family and friends can be extremely useful or valuable. Yet there are many people with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may suggest lawyers to choose. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying financial incentive behind the endorsement. You have the right to select your preferred lawyer. You need to be aware that most banks specify a panel list of solicitors you are obliged to use for the mortgage related work in your conveyancing.