we are a couple who are purchasing a newly converted apartment in Ashton with a mortgage from The Mortgage Works.We like our Ashton conveyancing lawyer but The Mortgage Works says her practice is not on their approved list of member firms. We have to appoint a The Mortgage Works panel lawyer or retain our high street solicitor and pay for a The Mortgage Works panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that The Mortgage Works use our lawyer?
Unfortunately,no. The loan issued to you contains various provisions, one of which will be that conveyancers will be on the The Mortgage Works approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for The Mortgage Works
When it comes to lenders such as Leeds Building Society, do Ashton conveyancers have to pay a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
Is there a list of Aldermore panel conveyancers in Ashton on the Building Society Association’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings open the public online. Where you are looking for a Ashton conveyancing practitioner on the Aldermore please make the most of our tool.
I can not work out if my mortgage offer requires a lease extension. I have telephoned my Ashton bank branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Ashton conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. I have no idea who is right.
Your conveyancer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am downsizing from our house in Ashton and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Ashton. Having lived in Ashton for three years we know that this is a non issue. Should we contact our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who dealt with the conveyancing in Ashton 4 years ago have long since closed. What do I do?
As long as the title is registered the information relating to your proprietorship will be documented by HMLR with a Title Number. It is possible to execute a search at the Land Registry, locate your property and secure current copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Ashton is the location of the property. Can you shed any light on this issue?
Flying freeholds in Ashton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ashton you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ashton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My brother is purchasing a basement flat in Ashton. He was given a quote by the solicitor connected to the selling agents totaling £1156 . It was 9 years ago since I sold and bought a home and the fee was £495. Have fees really escalated to that extent?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Ashton searches, land registry fees, etc)