My mortgage broker requires my Deeside lawyer’ panel member for the Santander conveyancing panel. How do I discover this. I have called my local Deeside branch but they cant find it on their system.
You are best placed to get this information from your Deeside property lawyer . They maintain a central record lender panel numbers.
Completed the sale of my flat in Deeside last May yet the purchaser is texting me to moan that her solicitor is waiting to hear from mine. What should have happened now that I have sold?
Following your sale your conveyancer should deliver the transfer documentation and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your lawyer must also send confirmation that the home loan has been paid off to the purchasers conveyancers. There are no post completion tasks peculiar conveyancing in Deeside.
Is it correct that all Deeside CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing panel?
It is true that some lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
We were going to get a AIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Deeside solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Deeside solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Deeside solicitor on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
Despite weeks of looking the Title Certificate and documents to my house are lost. The lawyers who dealt with the conveyancing in Deeside 5 years ago no longer exist. What are my options?
Assuming you have a registered title the information relating to your ownership will be recorded by the Land Registry with a Title Number. It is easy to conduct a search at the Land Registry, identify your property and obtain current copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will in most cases hold a certified copy of the Registered Lease and again, a copy can be ordered for a small fee.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. Deeside is where the house is located. Can you offer any assistance?
Flying freeholds in Deeside are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Deeside you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Deeside may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I have been pointed in your direction by numerous property agents in Deeside to get a quote from a property lawyer using your seach tool. What’s the financial advantage for Estate Agents to market your services over and above a competitor’s?
We refuse to offer any referral fee for directing people to this site. We thought it would be too underhand a fee as a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.