It has taken forever and a day but a loan offer from NatWest for the remortgage of my 4 room garden flat is expected imminently. Are you able to suggest a cheap conveyancing law firm in Horsford?
You are on the wrong site if you are in need of cut-price fees for conveyancing solicitors in Horsford. Our aim is to provide affordable conveyancing but we do not aim to advertise as being the cheapest. Do not be fooled by brokers teasing you with low cost conveyancing in Horsford. The optimum result, in being led by cheap conveyancing, you will get your money’s worth and at worst it will result in you invoiced for additional fees and still not receive the service required.
Our solicitor has discovered a a legal deficiency with the lease for the property we are purchasing in Horsford. The seller’s lawyers have offered defective title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor says that he must ensure that the bank is content with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
It is 10 years ago since I bought my house in Horsford. Conveyancing solicitors have just been retained on the sale but I can't find my title deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be kept by the lender or they may be in the possession of the conveyancers who handled the purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Horsford relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to use a specialised conveyancing solicitor in Horsford?
Do check but the chances are that appoint one of their panel conveyancers where you want the "fee-free" deal. Contact the lender and check if they allow a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Horsford.
Are all Horsford Conveyancing Quality Solicitors on the Clydesdale conveyancing list of approved firms?
It is true that some lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
Does a directory service exist listing Lloyds panel conveyancers in Horsford on the Council of Mortgage Lender’s Website?
No. There is no such tool on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings available online. Where you are in need of a Horsford lawyer on the Lloyds please use our tool.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Horsford solicitor on the TSB panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
As co-executor for the will of my father I am selling a residence in Neath but reside in Horsford. My conveyancer (approximately 260 kilometers awayhas requested that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Horsford who can attest and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are based in Horsford