I am expecting a mortgage with Nat West. I intend to enlist the help of a Licensed Conveyancer in Lyneham. Does the Nat West Solicitor panel include Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My husband and I are acquiring a new build apartment in Lyneham and my solicitor is advising me that she has to the mortgage company to disclose incentives from the seller. I am on a tight deadline to sign contracts and I would rather not delay the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My aunt passed away 10 months ago and as sole heir and executor I was left the property in Lyneham. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this allowed?
If you plan to refinance then Leeds Building Society will require that you use a conveyancer on the Leeds Building Society 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 Leeds Building Society 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 Leeds Building Society mortgage is registered as a charge at the Land Registry.
Have just purchased a probate house at auction in Lyneham. Conveyancing is necessary. What are my next steps?
Given that you have now legally bound yourself to purchase you will need to find a conveyancing solicitor quickly as you are facing a tight deadline in which to complete the deal. An auction property should have a corresponding legal set of papers. This will include most,if not all of the documents that your lawyer requires. If you have purchased leasehold property the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You must hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in place to complete on the on the contractual date .
I have a mortgage with Barclays for my property in Lyneham. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval prior to letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel firm.
My offer was accepted on a property in Lyneham on 14/5/2025, valuation was booked 2 days later, received a clean bill of health. Conveyancer retained, so all that was missing was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Are Aldermore entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
I'm buying my first flat in Lyneham with a mortgage from Birmingham Midshires. The developers would not budge the price so I negotiated £7000 of additionals instead. The estate agent suggested that I not inform my conveyancer about the side-deal as it would affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Am I better off to appoint a Lyneham conveyancing lawyer who is local to the property I am hoping to buy? We have a good friend who can handle the legal formalities but they are based 200miles drive away.
The primary upside of using a local Lyneham conveyancing practice is that you can attend the office to sign paperwork, present your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and they were impressed that should trump using an unfamiliar Lyneham conveyancing lawyer just because they are round the corner.