I am acquiring property in Forestdale. My property lawyer is not on the bank conveyancing list. Am I still permitted to retain my Forestdale conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?
You have numerous options open to you here
- Complete the purchase with your chosen Forestdale lawyer but your bank will no doubt appoint a conveyancer from their approved list. This will result in additional cost together with probable delay.
- Get a new conveyancing practitioner to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Appeal to your conveyancing practitioner to apply to join the mortgage company panel
We are selling our apartment in Forestdale. Will the lawyer have to be on the Santander conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
Can I be sure that the Forestdale conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Forestdale getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your conveyancing.
I am currently in the process of buying my council flat in Forestdale. I have a mortgage agreed with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
I can not fathom if my lender requires a lease extension. I have telephoned my Forestdale building society branch on numerous occasions and was informed it wasn't a problem and they will lend. My Forestdale conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. I simply don't know who is right.
Your solicitor must follow the Council of Mortgage Lenders’ Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
It has been three months since my purchase conveyancing in Forestdale concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the encouragement of my in-laws I had a survey completed on a house in Forestdale prior to retaining lawyers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies may not issue a mortgage on this type of home.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. 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 used to dealing with flying freeholds in Forestdale. Conveyancing may be slightly more expensive based on your lender's requirements.
I was recommended by a few selling agents in Forestdale to find a solicitor using your seach tool. Is there a financial incentive for Estate Agents to offer your services over and above another?
We don’t give any commission for sending work our way. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.