It is a dozen years since I bought my house in Frodsham. Conveyancing lawyers have now been instructed on the sale but I can't find my title documents. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be kept by your mortgage company or they may stored with the lawyers who acted in your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Frodsham involves registered property but in the rare situation where your home is unregistered it is more tricky but is resolvable.
My fiance and I are hoping to buy a 1 bedroom flat in Frodsham with a homeloan from Virgin Money.We would like to retain our Frodsham conveyancing lawyer but Virgin Money advised that her practice is not on their approved list of firms. It seems we are left with no choice but to instruct a Virgin Money panel solicitor or keep our local solicitor and pay for a Virgin Money panel lawyer to act for them. This seems very unfair; Can we not simply insist that Virgin Money use our lawyer?
Unfortunately,no. The home loan issued to you is subject to its terms and conditions, one of which will be that solicitors must be on the Virgin Money conveyancing panel. in the past, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Virgin Money
What is the difference between a licensed conveyancer and conveyancing solicitor in Frodsham
There are two types of lawyers who can conduct conveyancing in Frodsham namely CLC regulated conveyancers or solicitors. Both professionals administer the legal services that required to complete the disposal or acquisition of property. Both are required to handle Frodsham conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be professionally conducted and that the requirements and procedures should be appropriately followed.
I have paid off my mortgage with Virgin Money. I assume I don't need a Frodsham conveyancing practitioner on the Virgin Money panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I have instructed a Frodsham solicitor having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Frodsham postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Frodsham.
I decided to have a survey completed on a property in Frodsham prior to instructing solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some lenders will not grant a mortgage on a flying freehold home.
It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. If you e-mail us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Frodsham. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it possible to switch solicitor as I have to select one who is on the Alliance & Leicester conveyancing panel. I had appointed a family conveyancing solicitor in Frodsham five minutes from me but he is not approved by Alliance & Leicester
We will our best to assist in finding you a conveyancing solicitor in Frodsham on the Alliance & Leicester panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Frodsham. In utilising search facility on this page, you can compare costs for conveyancing solicitors in Frodsham and throughout England and Wales.
How do I find a Frodsham conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to twentykilometers to attend the conveyancer.
Feel free to make use of the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Frodsham and you will see a number of lawyer located nearest Frodsham. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.