My mortgage broker has requested my Fishguard lawyer’ panel reference for the Nationwide conveyancing panel. How do I find this out. I have e-mailed my local Fishguard office but they have not got back to me yet.
The sensible thing to do is ask for this information from your Fishguard conveyancing practitioner . They maintain a central record lender panel numbers.
In what way does my ID and proof of funds have anything to do with my conveyancing in Fishguard? Why is this being asked of me?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the identity of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Terms and Conditions that you are required to sign should reaffirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Should you refuse to hand over ID verification documents, your solicitor would not be able to act for you.
I am buying a property in Fishguard. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?
Given that your lender is Leeds Building Society your lawyer must follow the formal requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Leeds Building Society where a lease fails to satisfy these requirements. The provisions relate to the installation of panels on properties nationwide and is not isolated to Fishguard.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Fishguard conveyancer on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
After shopping around on the internet I have found a Fishguard lawyer having checked that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Fishguard surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Are there restrictive covenants that are commonly identified during conveyancing in Fishguard?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Fishguard. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How do I use your search facility to select a conveyancing practitioner in Fishguard on the panel for my mortgage?
First choose a bank such as Birmingham Midshires, Bank of Scotland or Platform Home Loans Ltd then choose your location for instance Fishguard. Conveyancing firms in Fishguard and across England and Wales will then be identified.
I need to swap lawyers as my Fishguard lawyer is not on the lender's panel of conveyancing solicitors. How simple is it to change conveyancer?
If you haven't yet instructed a conveyancer to start work and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Fishguard that you're thinking of instructing.