Me and my partner are buying a 3 bedroom flat in Belmont with a mortgage. We like our Belmont lawyer, however the bank advise she’s not on their "panel". We have to appoint one of the lender panel solicitors or continue with our Belmont solicitor and pay for one of their panel firms to represent them. We regard this is inequitable; are we not able to require that the bank use our Belmont conveyancer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Belmont conveyancing lawyer to apply to be on the conveyancing panel.
I am acquiring a house for cash in Belmont. I have resided for the last twelve years in Belmont. Conveyancing searches are a lot of money. As I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a mortgage, then all but one or two of the Belmont conveyancing searches are at your discretion. Your conveyancer will 'advise', no-doubt strongly, that you should have searches completed, but she is duty bound to do this. Do take into account; if you are likely to dispose of the house one day, it will be of relevance to your prospective buyer what the searches contain. Sometimes properties with apparent issues can still show up detrimental search results. A good conveyancing solicitor in Belmont should provide you some practical guidance here.
Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Belmont so that I can attend their offices if required.
These days conveyancing panel lawyers for banks undertake all of the work via Royal Mail, internet or over the phone. This enables them to conduct the legal work for your home move no matter where you live in England or Wales. Nevertheless you should see if you have the option of visiting the offices of your conveyancing lawyer if just in case this is required.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The lawyers who did the conveyancing in Belmont 10 years ago no longer exist. Will I be able to sell the house?
You no longer need to have the physical official documentation to establish that you own the land or property, as the Land Registry hold details of all registered land or property electronically.
I have been on the look out for a flat up to £195,000 and found one close by in Belmont I like with amenity areas and transport links in the vicinity, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Belmont in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you need a home loan the remaining unexpired lease term will be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
I'm remortgaging my existing house to a BTL loan with Santander and I will use the rest of the raised equity as a down payment on a second house. The neighborhood we are talking about is Belmont. Will your conveyancers be able to act for the two banks and tie in the two deals?
Make use of our comparison tool on this page to be sure that the solicitors are approved by both lenders. Assuming that they are the lawyer will be able to simultaneously deal with the two deals but you should have a chat with you conveyancer and specify your desired outcome and needs.