My Solicitor in Loughborough has never been on on the Barnsley Building Society Conveyancing Panel. Is it possible for me to retain my family solicitor notwithstanding that they are excluded from the Barnsley Building Society panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your preferred Loughborough lawyers but Barnsley Building Society will need to instruct a lawyer on their list of acceptable firms. This will inevitably rack up the total legal fees and result in delays.
- Get a new lawyer to to deal with the purchase, remembering to check they are on the Barnsley Building Society panel
I'm the sole beneficiary of my late mum's estate and I have everything in my name alone, including the house in Loughborough. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership will be treated the same way as though I had purchased the house in October. Is the property unsalable for six months?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Most mortgage companies would take a practical view as this clause principally exists to capture the purchase and immediately sell or the flipping of properties.
We had instructed conveyancers locally in Loughborough on the Clydesdale solicitor panel. They are now charging me a supplemental sum for dealing with the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
Provided it is contained in their Terms and Conditions or Quote then yes your lawyer may charge a fee for this. The fee is not set by Clydesdale but by your Loughborough lawyer. Plenty of firms on the Clydesdale panel will charge ’dealing with mortgage’ fee and others do not.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Loughborough bank branch on a couple of occasions and was informed it wasn't an issue and they will lend. My Loughborough conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend based on their specific requirements. I have no idea who is right.
Your property lawyer must comply with the CML Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Should commercial conveyancing searches disclose impending roadworks that could affect a commercial land in Loughborough?
Many commercial conveyancing solicitors in Loughborough will conduct 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 Loughborough. The search result sets out 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 Loughborough.
For every commercial conveyancing transaction in Loughborough 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 could cause delays to Loughborough commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Loughborough.
I have todaydiscovered that Stirling Law have closed. They carried out my conveyancing in Loughborough for a purchase of a freehold house 12 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The easiest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Loughborough conveyancing specialists.
I opted to have a survey done on a house in Loughborough before appointing lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some banks may not give a loan on such a premises.
It varies from the lender to lender. HSBC has different instructions for example to Nationwide. If you contact us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Loughborough. Conveyancing will be smoother if you use a solicitor in Loughborough especially if they are familiar with such properties in Loughborough.
I am 18 days into a residential purchase having been recommend to conveyancers by the local agent to do our conveyancing in Loughborough. We are not happy. Could you help me find new conveyancers?
A solicitor would have to be really bad in order to consider diss instructing them. Has your mortgage offer been issued? If so you need to make them aware of the new contact details and get the loan are issued to the new lawyers. The conveyancer needs to be on the banks approved list to avoid supplemental costs and complications. That should be your first question of the new lawyers. The find a solicitor tool should assist you in finding a bank approved lawyer for your home move in Loughborough