My mortgage broker says he needs my Aldeburgh law firm’s panel reference for the Nat West conveyancing panel. How do I discover this. I have e-mailed my local Aldeburgh office but they don't know it.
You are best placed to get this information from your Aldeburgh conveyancer . Most Aldeburgh law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
Our solicitor has uncovered a a legal deficiency with the lease for the flat we are purchasing in Aldeburgh. The seller’s lawyers have suggested defective title insurance as a solution. We are happy with insurance and will cover the costs. Our property lawyer says that he must be satisfied that the lender is happy with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions. 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 lawyer will have no choice but to discontinue acting for you.
I have been recommended a conveyancing solicitor in Aldeburgh. I I would like to check if they are on the TSB conveyancing panel. Can you advise?
You should call the solicitor and enquire whether they can act for the lender. Otherwise you can get in touch with TSB who may be able to assist.
This question may be naive but I am wet behind the ears as a 1st time buyer of a garden flat in Aldeburgh. Do I pick up the keys to the property on the completion date from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Aldeburgh?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you will be invited to pick up the keys from the selling Agents and move into your new home. Usually this happens early afternoon.
We are getting the release of further monies on our mortgage from UBS as we wish to conduct alterations to our home in Aldeburgh. Do we need to appoint a nearby Aldeburgh solicitor on the UBS conveyancing panel to deal with the legals?
UBS would not normally instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.
We have agreed to purchase a house in Aldeburgh. An unusual aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Yorkshire BS your lawyer must follow the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to Yorkshire BS where a lease fails to comply with these requirements. The requirements relate to the installation of panels on properties nationwide and is not limited to Aldeburgh.
Is it best to appoint a Aldeburgh conveyancing lawyer who is local to the property I am purchasing? We have a good friend who can carry out the legal formalities but they are based approximately 350kilometers drive away.
The benefit of a high street Aldeburgh conveyancing firm is that you can attend the office to execute documents, present your ID and pester them if necessary. They will also have local knowledge which is a bonus. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and they were impressed that must outweigh using an unknown Aldeburgh conveyancing solicitor solely due to them being based in the area.
I am an executor of my recently deceased mother’s Will, with a bungalow in Aldeburgh which will be sold. The property is unregistered at the Land Registry and I'm advised that some estate agents will insist that it is in place before they'll proceed. What's the mechanism for this?
In the situation you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.