I plan on acquiring an apartment in Bridgnorth. My property lawyer is not listed on the mortgage company solicitor panel. Can I still use my Bridgnorth conveyancing solicitor notwithstanding that they are excluded from the lender approved list?
You have a couple of options open to you here
- Carry on with your existing Bridgnorth solicitor but your bank will no doubt use a property lawyer from their conveyancing panel. The net result is additional cost together with potential frustration.
- Appoint a fresh solicitor to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Convince your lawyer to pull out all the stops to join the bank’s panel of solicitors
Would the conveyancing solicitors that you recommend execute auction conveyancing in Bridgnorth?
We know of a number of auction practitioners we can put you in touch with those conducting auction conveyancing. Bridgnorth is just one of our locations where our lawyers have offices.
Please explain the implications if my solicitor is suspended from the Aldermore Conveyancing panel ahead of completing my conveyancing in Bridgnorth?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am aiming to move home in March. Does my conveyancing solicitor call the removal company on the completion day. On a separate note, can you put forward a removal company in Bridgnorth. Conveyancing firm was found before I stumbled across your page.
On the day of completion you can pick up the keys from the selling agent however this can only be done after the sellers conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you can advise the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can help you find a conveyancing in Bridgnorth or a solicitor that specialises in conveyancing in Bridgnorth.
We had chosen conveyancers located in Bridgnorth on the Nationwide solicitor panel. They have just billed me an additional amount for the legal aspects of the Nationwide mortgage. Is this a supplemental conveyancing fee set by Nationwide?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your property lawyer can levy a fee for this. This charge is not set by Nationwide but by your Bridgnorth conveyancer. Numerous firms on the Nationwide panel will quote ’dealing with mortgage’ fee and others do not.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Bridgnorth conveyancer on the TSB panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
My partner and I are planning on selling our home in Bridgnorth and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the buyers used a factory type conveyancing practice rather than a conveyancing solicitor in Bridgnorth. We have lived in Bridgnorth for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation need.
It would appear that you have a conveyancing solicitor already. What do they say? 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 sickness)
I acquired a property in Bridgnorth last 18/9/2024 and to date it is still not recorded with HMLR. It is part of a new estate and my solicitor told me that it can take one year to register. I have called HMLR directly and they have informed me the original application was cancelled due to questions not being addressed in time. What can I do?
Contact your conveyancing practitioner - if you are not getting sensible responses, find out about their internal complaints process and escalate your concerns to a Complaints Manager. Registrations for Bridgnorth conveyancing are not known to be significantly delayed.