Can you help? My Banwell lawyer is assuring me that he has toorder Banwell conveyancing searches becausethe firm are on the Nat Westapproved lawyer panel. Do I not have any options here?
You have limited options available to you. As you are taking a mortgage with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Banwell conveyancing searches.
It is a dozen years since I purchased my house in Banwell. Conveyancing lawyers have now been appointed on the sale but I am unable to locate the deeds. Is this a problem?
You need not be too concerned. First there is a possibility that the deeds will be with the mortgage company or they may be in the possession of the solicitor who handled the purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Banwell involves registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.
I am due to move home in February. Should my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you recommend a removal company in Banwell. Conveyancing solicitor was organised prior to coming across your page.
On the afternoon of completion you can pick up the house keys from your estate agent however this should only take place once the previous owners lawyers inform the agent that the monies to complete are in and the keys can be passed over. You will need to advise the removal company that you are ready to move in. We do not suggest a specific removal organisation but can help you choose a residential property solicitor in Banwell or a solicitor with expertise in conveyancing in Banwell.
I happen to be the only recipient of my late father’s will with all property in now in my sole name, including the house in Banwell. The Banwell property was put into my name in December. I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the house in December. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. Most mortgage companies would take a practical view as this requirement chiefly exists to pick up on subsales or the quick reselling of properties.
We are getting a further advance on our home loan from HSBC as we want to carry out a loft conversion to our house in Banwell. Are we obliged to select a high street Banwell solicitor on the HSBC conveyancing panel to deal with the legals?
HSBC would not normally require a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.
I have justbeen informed that Wolstenholmes have closed. They conducted my conveyancing in Banwell for a purchase of a freehold house 9 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The easiest method to check if the premises is in your name, you can carry out 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 Banwell conveyancing specialists.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Banwell is where the house is located. Is there any guidance you can give?
Flying freeholds in Banwell are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Banwell you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Banwell may determine 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 premises.
Our bank agreed in principle to grant us a mortgage. We instructed a local conveyancer in Banwell two days ago. Today, our financial adviser contacted us saying that the mortgage company said that we cannot use our solicitor as they aren't on their panel. As novices, we did not have a clue that the lender had a say Is this permitted?
You are at liberty to appoint any conveyancing solicitor you prefer to appoint for your conveyancing in Banwell however if they are not on the your lender's approved list you would have to pay additional cost so the mortgage company can appoint their own conveyancer too. It may be possible your preferred conveyancing firm to get added to the lender panel. You can use online tools such as lenderpanel.com to find a conveyancing solcitor in Banwell on the bank panel. You can go into your high street lender branch in Banwell. They will know some good conveyancing solicitors in Banwell on the panel for your lender.