It has come to my attention via my mortgage adviser that my Cannock solicitor is not on the mortgage company Solicitor panel. How can I check?
The best course of action for you to take is to call your Cannock conveyancer. You lawyer should notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
We see that you have a search directory listing solicitors on the TSB conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Cannock?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Cannock.
My partner and I have arranged a further advance on our mortgage from Bank of Ireland as we intend to conduct a loft conversion to our home in Cannock. Are we obliged to select a bricks and mortar Cannock solicitor on the Bank of Ireland conveyancing panel to handle the paperwork?
Bank of Ireland don't usually instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Cannock solicitor on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I recently had an offer agreed on an apartment in Cannock. My mortgage broker recommended their conveyancers. I paid an upfront payment of £175. A couple of days later, the conveyancing practitioner called me to say that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have recentlybeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Cannock for a purchase of a leasehold apartment 10 months ago. How can I check that the property is not still registered in the name of the previous owner?
The quickest way to see if the property is in your name, you can make 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 Cannock conveyancing specialists.
I opted to have a survey carried out on a property in Cannock prior to retaining lawyers. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some banks may refuse to issue a mortgage on such a house.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Cannock. Conveyancing may be slightly more expensive based on your lender's requirements.
My fiance and I are in the market for a dependable conveyancing solicitor in Cannock to purchase a home. I want to avoid being ripped off and there's many Cannock conveyancing firms to pick from...who do I opt for?
Where you have not used a conveyancing practitioner in the past, a trustworthy recommendation via family or friends is a preferable starting point and is often the best barometer of quality. As an alternative option, you should review the client testimonials presented on your conveyancer’s website or use our search tool to locate a conveyancing solicitor in Cannock.