I can't travel far from Crowland. Is there a reason why all Crowland property lawyers are not on all lender panels?
Lenders tend to impose restrictions on either the type or the number of conveyancing solicitors on their approved list of lawyers. Frequent examples of such restriction(s) being that a organisation is required to have two or more partners. In addition to restricting the structure of firm, some building societies decided to restrict the number of practices they allow to act for them. It is worth noting that building societies have no accountability for the standard of conveyancing supplied by any Crowland conveyancer on their approved list. Property fraud was the main trigger for the rationalisation of solicitor panels in the last decade notwithstanding that there are contrary points of view concerning the extent of solicitor involvement in some of that fraud. Statistics from HMLR exposes that thousands of conveyancing organisations only carry out one or two conveyances a year. Those supporting conveyancing panel culls question why conveyancing firms deserve any entitlement to be listed on a lender panel when it is evident that property law is not their speciality?
My husband and I are buying a new build duplex in Crowland and my lawyer is telling me that she has to the bank to reveal incentives from the seller. I am under pressure to exchange contracts and I don't want to prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are getting the release of further monies on our home loan from Nationwide as we wish to carry out alterations to our house in Crowland. Are we obliged to select a bricks and mortar Crowland solicitor on the Nationwide conveyancing panel to handle the paperwork?
Nationwide 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 Nationwide panel.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Crowland lawyer on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
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
UBS have agreed my mortgage in principle, my offer on a flat in Crowland has been agreed to, what are the next steps?
The property agent will need to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Telephone UBS or the financial adviser and finalise any appropriate forms. UBS will appoint a valuer who will get in contact with the estate agent or seller to book a time for the valuation to take place. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. UBS will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Crowland.
Due to the encouragement of my in-laws I had a survey completed on a property in Crowland ahead of retaining solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some lenders tend refuse to give a loan on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Crowland. Conveyancing will be smoother if you use a solicitor in Crowland especially if they are acquainted with such properties in Crowland.
I am looking to sell my house. My previous solicitors has retired. I am in need of a recommendation of a conveyancing firm. Im based in Crowland if that makes things easier.
Do use our search tool to help you choose a solicitor for your conveyancing in Crowland. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
As co-executor for the will of my aunt I am selling a property in Swansea but I am based in Crowland. My solicitor (based 260 miles awayrequires that I sign a stat dec before completion. Could you suggest a conveyancing lawyer in Crowland to witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Crowland based