I am progressing with the sale of my apartment in Flint Mountain and the EA has just called to warn that the purchasers are appointing a new solicitor. The reason given is that the bank will only engage with solicitors on their conveyancing panel. Why would a big named mortgage company only deal with certain lawyers rather the firm that they want to appoint for their conveyancing in Flint Mountain ?
Banks have always had an approved set of law firms that can represent them, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Mortgage companies attribute this action to a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.
We see that you have a search directory listing solicitors on the HSBC conveyancing panel. Do firms pay you a commission if I appoint them for our conveyancing in Flint Mountain?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Flint Mountain.
My bid for a property was accepted at auction in Flint Mountain. Conveyancing is needed. What happens now?
Given that you are now legally bound yourself to purchase you should hire the services of a conveyancing lawyer soon as you will have a fast approaching a drop dead date to complete the transaction. Every auction property should have a bespoke legal set of papers. This will likely include most,if not all of the paperwork that your solicitor requires. If you have purchased leasehold property the legal pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You must pass this on to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are organised to complete the transaction on the set completion date.
I'm the single beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Flint Mountain. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship will be treated the same way as though I had purchased the house in August. Will no one buy the property for half a year?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How sensible a view mortgage companies take of it, depend on the bank as this obligation is chiefly there to capture subsales or the flipping of property.
I have paid off my mortgage with Principality. I assume I don't need a Flint Mountain conveyancer on the Principality panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I have justbeen informed that Action Conveyancing have closed. They carried out my conveyancing in Flint Mountain for a purchase of a leasehold flat 12 months ago. How can I check that the property is not still registered in the name of the previous owner?
The easiest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Flint Mountain conveyancing specialists.
I opted to have a survey done on a property in Flint Mountain before appointing conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor advised that some lenders may refuse to grant a mortgage on this type of home.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you contact us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Flint Mountain. Conveyancing will be smoother if you use a solicitor in Flint Mountain especially if they are acquainted with such properties in Flint Mountain.
I'm remortgaging my current house to a buy to let loan with Yorkshire Building Society and I will use the ballance of the raised equity as a deposit on a second property. The location we are interested in is Flint Mountain. Will your lawyers be able to act for the two banks and tie in the transactions?
Make use of our comparison tool on this page to check that the lawyers are approved by both lenders. Assuming that they are your conveyancer will be able to tie up the two conveyancing matters but you should talk with you lawyer and communicate your expectations and requirements.