Our Bellingham conveyancer has discovered an inconsistency between the assumptions in the valuation report and what is in the title deeds. My solicitor has advised that he is obliged to check that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s course or action appropriate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
It is 10 years ago since I purchased my home in Bellingham. Conveyancing solicitors have recently been retained on the sale but I am unable to locate my deeds. Is this a problem?
You need not be too concerned. First there is a possibility that the deeds will be with the lender or they could be in the possession of the conveyancers who oversaw your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Bellingham relates to registered property but in the rare situation where your home is not registered it is more of a problem but is not insurmountable.
My lender has recommended a law firm on their panel based in Bellingham but I would rather use a conveyancing lawyer in Bellingham local to me. Are you able to help?
The minority of Bellingham conveyancing firms are on all lender’s conveyancing panel. Use our search tool to locate a Bellingham conveyancing firm on the on the lender panel.
When it comes to mortgage companies such as Nottingham, do Bellingham solicitors have to pay a fee to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I am expecting a DIP from TSB this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Bellingham solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint Bellingham solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
TSB have agreed my mortgage in principle, my bid on a property in Bellingham has been agreed to, now what?
Your estate agent will need to be advised as to your solicitor's details (ensure that the property lawyers are on the bank’s approved list). Telephone TSB or the financial adviser and complete any relevant paperwork. TSB will instruct a valuer who will get in contact with the selling agent or vendor to book a time for the valuation to take place. Once conducted (assuming no problems) it takes about a week for the mortgage offer to be issued. TSB will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Bellingham.
Various web forums that I have frequented warn that are the number one reason for obstruction in Bellingham conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances during the legal transfer of property. Local searches are not likely to be the root cause of delay in conveyancing in Bellingham.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Bellingham is where the house is located. Can you offer any guidance?
Flying freeholds in Bellingham 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 Bellingham you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bellingham 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 premises.