Me and my partner are buying a 2 bedroom apartment in Haydon Bridge with a mortgage. We like our Haydon Bridge solicitor, but the lender advise she’s not on their "panel". It appears that we have little choice but to appoint one of the mortgage company panel firms or keep our Haydon Bridge property lawyer and pay for one of their panel firms to act for them. We regard this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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. A further alternative is for your Haydon Bridge conveyancing lawyer to apply to be on the conveyancing panel.
Can the conveyancing lawyers identified through your search tool carry out auction conveyancing in Haydon Bridge?
We know of a few niche practitioners we can connect you with those who can conduct auction conveyancing. Haydon Bridge is one of the many areas of where our lawyers have offices.
My uncle passed away 10 months ago and as sole heir and executor I was left the house in Haydon Bridge. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?
If you plan to re-mortgage then Coventry BS will require that you use a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.
How can we tell if a Haydon Bridge conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Haydon Bridge 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 suggest that you speak with the lawyer conducting your conveyancing.
We expect to receive a OIP from Coventry BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Haydon Bridge solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Haydon Bridge solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Haydon Bridge conveyancer on the Kent Reliance panel to remove the mortgage at the Land Registry. Am I right?
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 purchasing a new build house in Haydon Bridge with a loan from Britannia. The builders refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not inform my lawyer about this deal as it will affect my loan with Britannia. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My husband and I are first time buyers - agreed a price, yet the agent informed us that the vendor will only move forward if we appoint their preferred lawyers as they need an ‘expedited deal’. We would rather use a family solicitor who is accustomed to conveyancing in Haydon Bridge
It is highly unlikely the owners are driving this. If they desire ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Try to communicate with the sellers directly and make the point that (a)you are motivated buyers (b)you are ready to go, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you intend to appoint your preferred Haydon Bridge conveyancing lawyers - rather thanthose that will provide their estate agent a commission or hit his conveyancing targets demanded by corporate headquarters.