Am I correct in assuming that the fact that my conveyancer in Crowborough is not on my lender's solicitor panel that there is a problem with the quality of her conveyancing?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Crowborough conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I own a freehold residence in Crowborough but still pay rent, why is this and what is this?
It is rare for properties in Crowborough and has limited impact for conveyancing in Crowborough but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
We previously instructed solicitors locally in Crowborough on the Santander solicitor approved list. They are now charging me an additional amount for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee set by Santander?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancer is entitled to charge a fee for this. This charge is not dictated by Santander but by your Crowborough solicitor. Some firms on the Santander panel will levy ’dealing with mortgage’ fee and others do not.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Crowborough lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
About to purchase flat in Crowborough. 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 TSB 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 Crowborough lawyer is on the TSB conveyancing panel.
I decided to have a survey completed on a house in Crowborough before appointing solicitors. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some banks will refuse to issue a loan on this type of house.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Crowborough. Conveyancing will be smoother if you use a solicitor in Crowborough especially if they regularly deal with such properties in Crowborough.
In scouring the internet for the phrase on line conveyancing in Crowborough it shows results of numerous conveyancersin the area. With so much choice what is the best way to find the suitable conveyancer for purchase transaction?
The preferential way of finding the right conveyancer is via personal recommendation, so seek the opinion of friends and relatives who have purchased a property in Crowborough or a reputable estate agent or financial adviser. Charges for conveyancing in Crowborough differ, so it's sensible to request at least four quotes from different law firms. Dont forget to clarify what costs in the quote includes.
We are soon to exchange buying a house in Crowborough but as a result of damage from the recent storms I have agreed compensation from the seller of £2k by way of a deduction in the price. This was going to be dealt with as part of the conveyancing process however the bank will not agree to this. Why were they notified?
Your lawyer that is on a bank conveyancing panel is required to advise the mortgage company of any variations to the purchase figure. If you prohibit your conveyancer to notify the reduction to your mortgage company then they would have no choice but to discontinue representing you and the bank.