Is the fact that my conveyancer in Chorleywood and Rickmansworth is not listed on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Chorleywood and Rickmansworth conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Would the conveyancing solicitors indexed on your site conduct right to buy conveyancing in Chorleywood and Rickmansworth?
We have identified numerous conveyancing solicitors carrying out right to buy conveyancing You should e-mail the solicitors listed to obtain a costs illustration.
My uncle passed away six months ago and as sole heir and executor I was left the property in Chorleywood and Rickmansworth. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this allowed?
Given you plan to re-mortgage then Yorkshire BS will require that you use a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.
We had selected solicitors with offices in Chorleywood and Rickmansworth on the Clydesdale solicitor approved list. They have just billed me a separate fee for dealing with the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your solicitor may charge a fee for this. The fee is not dictated by Clydesdale but by your Chorleywood and Rickmansworth lawyer. Plenty of firms on the Clydesdale panel will quote an ‘acting for lender’ fee and others do not.
The mortgage over my property is with Kent Reliance for my property in Chorleywood and Rickmansworth. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Kent Reliance?
Kent Reliance must be informed of your intention prior to renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel firm.
I was told two weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Chorleywood and Rickmansworth is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
I know that there are debates on Chancel Insurance on online forums. Do I need this when purchasing a residence in Chorleywood and Rickmansworth? or I am told that there is historic law that could mean that homeowners living in a parish church boundary may be liable to pay for repairs towards the chancel within the church. Is this suitable for conveyancing in Chorleywood and Rickmansworth?
Unless a prior acquisition of the house completed post 12 October 2013 you could assume that lawyers delivering conveyancing in Chorleywood and Rickmansworth to continue to suggest a chancel search and or chancel repair liability policy.
I opted to have a survey carried out on a house in Chorleywood and Rickmansworth ahead of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies will refuse to give a loan on a flying freehold property.
It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. Should you wish to telephone us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Chorleywood and Rickmansworth. Conveyancing will be smoother if you use a solicitor in Chorleywood and Rickmansworth especially if they are acquainted with such properties in Chorleywood and Rickmansworth.