Do the Building Society Association intend to launch a searchable register to to identify solicitors on the Darlington Building Society conveyancing panel for instance in Hay On Wye?
We have not been informed any intention on the part of the BSA to promote such a search facility.
My husband and I have arranged the release of further monies on our home loan from Virgin Money as we want to conduct alterations to our house in Hay On Wye. Do we need to choose a high street Hay On Wye solicitor on the Virgin Money conveyancing panel to deal with the legals?
Virgin Money would not normally appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money conveyancing panel.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Hay On Wye conveyancer on the Skipton panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Hay On Wye building society branch on various occasions and was informed it wasn't a problem and they would lend. My Hay On Wye conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the lawyer is on the bank panel, she or he must comply with the CML Handbook requirements for the bank. 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Should commercial conveyancing searches reveal impending roadworks that could affect a commercial site in Hay On Wye?
Many commercial conveyancing solicitors in Hay On Wye will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Hay On Wye. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Hay On Wye.
For each commercial conveyancing transaction in Hay On Wye it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Hay On Wye commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Hay On Wye.
The deeds to our home are lost. The lawyers who handled the conveyancing in Hay On Wye 4 years ago no longer exist. Will I be able to sell the house?
As long as you have a registered title the details of your ownership will be evidenced by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, find your property and get up to date copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
I'm converting the mortgage on my existing house to a BTL loan with Santander and I will use the rest of the raised equity as a down payment on further property. The location we are looking at is Hay On Wye. Will your conveyancers be able to act for the two mortgage companies and link together the conveyances?
Do use our search tool on this site to check that the solicitors are on the relevant lender panels. On the basis that they are your lawyer should be able to connect the two deals but you should talk with you conveyancer and make clear your desired outcome and needs.
Estate agents have just been given the go-ahead to market my basement flat in Hay On Wye.Conveyancing lawyers have not yet been instructed but I have recently had a yearly maintenance charge invoice – what should I do?
It best that you pay the maintenance contribution as normal because all ground rent and maintenance invoices will be allottedon completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially