My husband and I are purchasing a 1 bedroom apartment in Cleator Moor with a mortgage. We would like to retain our Cleator Moor solicitor, however the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Cleator Moor conveyancing practitioner as well as pay for one of their panel lawyers to represent them. We consider that this is unjust; is there anything we can do?
No, not really. 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. Another option that might be available is for your Cleator Moor conveyancing lawyer to apply to be on the conveyancing panel.
I am planning to acquire a house and need a conveyancing solicitor in Cleator Moor who is on the Yorkshire Building Society approved. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Yorkshire Building Society in certain locations such as Cleator Moor. We dont recommend any particular firm.
Are all Cleator Moor Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved practices?
It is true that some banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
My partner and I have arranged the release of further monies on our mortgage from Leeds Building Society as we intend to carry out alterations to our home in Cleator Moor. Do we need to choose a bricks and mortar Cleator Moor solicitor on the Leeds Building Society conveyancing panel to handle the paperwork?
Leeds Building Society don't usually appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society conveyancing panel.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Cleator Moor solicitor on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Cleator Moor?
Many commercial conveyancing solicitors in Cleator Moor will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Cleator Moor. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cleator Moor.
For every commercial conveyancing transaction in Cleator Moor it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Cleator Moor commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Cleator Moor.
I am purchasing a new build house in Cleator Moor with a mortgage from The Mortgage Works. The builders would not move on the price so I negotiated 6k of extras instead. The property agent suggested that I not reveal to my solicitor about this extras as it may affect my loan with The Mortgage Works. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I need to appoint a conveyancing solicitor for leasehold conveyancing in Cleator Moor. I've chance upon a site which looks to be the ideal answer If there is a chance to get all this stuff done via email that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?