Much to our surprise we have been told by our lender that my Castleton and Blacktown solicitor is not on the bank Solicitor panel. How can I be certain whether this is indeed the case?
The first thing you need to do is to call your Castleton and Blacktown lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
We see that you have a search directory identifying solicitors on the HSBC conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Castleton and Blacktown?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Castleton and Blacktown.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Castleton and Blacktown conveyancing practitioner on the Skipton panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
About to purchase maisonette in Castleton and Blacktown. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Castleton and Blacktown property lawyer is on the Barclays conveyancing panel.
Our offer on a property in Castleton and Blacktown has been agreed to, the vendors do nevertheless have a dependent purchase. The sellers have put an offer on on an apartment, however it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have selected a high street conveyancing solicitor in Castleton and Blacktown. What do I do now? At what stage do I apply for the mortgage with Barclays?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx one thousand pounds, then valuation, Castleton and Blacktown conveyancing search costs, etc). First, you should ensure that your property lawyer is on the Barclays approved list. Regarding the next stages this very much dictated by the uniqueness of your case, motivation for the property and on the state of the market. During a rising market many buyers would apply for a home loan with Barclays and arrange for the valuation and only if it was satisfactory would they request their lawyer to move forward with the conveyancing in Castleton and Blacktown.
Just had an offer accepted on a new build flat in Castleton and Blacktown. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Castleton and Blacktown
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Due to the encouragement of my in-laws I had a survey completed on a property in Castleton and Blacktown in advance of appointing solicitors. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies tend refuse to grant a mortgage on this type of premises.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. If you contact us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Castleton and Blacktown. Conveyancing will be smoother if you use a solicitor in Castleton and Blacktown especially if they are acquainted with such properties in Castleton and Blacktown.
I have read on a number of online forums that before choosing a conveyancing lawyer they need approved by your mortgage company. I am novice purchaser but I have an AIP via HSBC and I already have a family conveyancing solicitor in Castleton and Blacktown at the ready. Does Nat West Bank need an approved conveyancer to be selected? Does a list of approved firms even exist so I can appoint a conveyancing solicitor in Castleton and Blacktown?
You should use a solicitor that is on the Nat West Bank panel. Simply telephone your preferred Castleton and Blacktown conveyancing solicitor to check if they are on the Nat West Bank panel. If they are not on the panel you have numerous choices available to you here:
- Proceed with your chosen Castleton and Blacktown property lawyer but Nat West Bank will undoubtedly appoint a conveyancer on their conveyancing panel. The net result is additional fees and potential delay.
- Choose a new conveyancer to conduct the conveyancing, obviously checking they are on the Nat West Bank conveyancing panel.
- Convince your conveyancing practitioner to attempt to join the bank panel.