Is the fact that my solicitor in Green Street Green is not on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Green Street Green conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
It is is a decade since I bought my home in Green Street Green. Conveyancing lawyers have just been instructed on the sale but I can't track down my deeds. Will this cause complications?
You need not be too concerned. First there is a possibility that the deeds will be with your mortgage company or they may be in the possession of the solicitor who acted in the purchase. Secondly in most cases the land 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 up to date copy of the land registers. Most conveyancing in Green Street Green relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
Can you point me to a directory of Yorkshire BS panel conveyancers in Green Street Green on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of banks make their panel listings viewable on the web. If you are looking for a Green Street Green lawyer on the Yorkshire BS please make the most of our facility.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Green Street Green property lawyer on the RBS panel to remove the mortgage at the Land Registry. Am I right?
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
I currently have a mortgage with Skipton for my property in Green Street Green. Conveyancing has been completed some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Skipton?
You must advise Skipton prior to letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel firm.
My wife and I are close to exchanging contracts on the sale of our property in Green Street Green and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a national conveyancing outfit as opposed to a conveyancing solicitor in Green Street Green. We have lived in Green Street Green for 4 years we know of no issue. Should we get in touch with our local Authority to obtain clarification need.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I have been on the look out for a flat up to £195,000 and found one near me in Green Street Green I like with a park and railway links in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in Green Street Green suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan the shortness of the lease may be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
Should I choose a Green Street Green conveyancing lawyer based in the area that I am purchasing? I have an old university friend who can perform the conveyancing but they are based a couple of hundredkilometers away.
The benefit of a high street Green Street Green conveyancing practice is that you can attend the office to sign paperwork, present your identification documents and apply pressure on them where appropriate. Having local Green Street Green know how is a bonus. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were happy that must surpass using an unfamiliar Green Street Green conveyancing solicitor just because they are local.