Me and my husband are purchasing a leasehold flat in Hadfield. My Solicitor is not listed on the mortgage company approved panel. Is it possible for me to use my Hadfield conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?
You will need to use a solicitor to deal with the legal work required when you require a loan to purchase your home. They will conduct all the relevant investigations on the property, make sure that you will be registered as proprietor and ensure that all the required mortgage documentation is in place. One may select a Hadfield property lawyer of your choosing. However, where the conveyancing practitioner selected is not on the bank approved list supplemental costs will be incurred as separate legal representation will be required by them. Conveyancing panel applications may be submitted, so where your conveyancer has not historically applied for membership they should take the opportunity to apply.
Me and my partner are due to complete on the purchase of a house in Hadfield but as a result of damage from some water damage at the property I have managed to agree reparation from the vendor of six thousand pounds in the form of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process however Skipton are not allowing this. Should they have been approached?
Any lawyer being on the Skipton conveyancing panel is duty bound to advise Skipton of any variations to the sale price. If you prohibit your lawyer to notify the reduction to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new property lawyer for your conveyancing in Hadfield.
What does my ID and proof of funds have anything to do with my conveyancing in Hadfield? What am I being asked for?
Hadfield conveyancing solicitors and indeed property lawyers accross the UK have a duty under Anti-terror and anti-money-laundering rules to check the ID of any client with a view to ensure that clients are who they say they are.
Conveyancing clients are required to provide two forms of certified identification; proof of ID (typically a Passport or Driving Licence) and evidence of address (usually a Bank Statement less than 3 months old).
Confirmation of the origin of monies is also required under the money laundering regulations as conveyancers are required to check that the monies you are using to buy a property (whether it be the deposit for exchange or the total purchase monies if you are a cash purchaser) has come from an acceptable source (such as employment savings) and is not the proceeds of illegitimate activity.
When it comes to mortgage companies such as TSB, do Hadfield solicitors face a yearly amount to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Hadfield lawyer on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being a right pain. The Hadfield solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Hadfield I like with a park and transport links nearby, the downside is that it only has 52 years on the lease. There is not much else in Hadfield in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
Is it possible to transfer to a new solicitor as I have to find one who is on the Godiva Mortgages Ltd conveyancing panel. I hired a high street conveyancing solicitor in Hadfield round the corner but he is not approved by Godiva Mortgages Ltd
It would be our pleasure to help you select a conveyancing solicitor in Hadfield on the Godiva Mortgages Ltd panel. Please note that the conveyancers that we work with do not pay us commission if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Hadfield. In utilising the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Hadfield.