My solicitor has uncovered a defect with the lease for the apartment we are buying in Merriott. The seller’s lawyers have suggested title insurance as a solution. We are happy with insurance and will cover the costs. Our conveyancer says that he must be satisfied that the lender is willing to move forward with this solution. Who is the client here, us or the mortgage company ?
Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the lender are the client. The appropriate lender specifications have to be complied with.
I had intended to instruct a property lawyer in Merriott for our house move. Our financial adviser has since advised us that our bank Accord Mortgages Ltd won't deal with them. Why is this not regarded as unfair competition?
A decade ago most banks had an appetite for risk which was higher than today. Almost all Merriott conveyancing firms would have been on most lender panels. The financial services regulator in 2010 conducted a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms concerning their operations and their employees as well as establishing certain criteria such a completing on a minimum amount of transactions. Many Merriott conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Merriott is one of the hundreds of areas where the solicitors we recommend are members of the panel for Accord Mortgages Ltd.
Me and my brother have a renovated Victorian house in Merriott. Conveyancing solicitor acted for me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Merriott and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing solicitor who carried out the work.
Is it possible to swap firm as I need to retain a firm on the Aldermore conveyancing panel. I instructed a high street conveyancing solicitor in Merriott round the corner but the firm is not approved by Aldermore
We will our best to assist in finding you a conveyancing solicitor in Merriott on the Aldermore panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Merriott. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Merriott.
As co-executor for the estate of my grandmother I am disposing of a house in Neath but I am based in Merriott. My lawyer (who is 250 miles awayneeds me to execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing solicitor in Merriott who can witness this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Merriott based
We are first time buyers just having agreed a price on a property in Merriott, and need to get solicitors instructed. We have made use of the various comparison based websites and the quotes are from all over the country. Is it important to have a Merriott lawyer local to the prospective new home? We are willing to do everything electronically, but I assume at some stage we may be required to attend the conveyancer's office to sign papers?
The property lawyer does not need to be in Merriott, but choosing local means that you can visit their offices if you need to, for instance, if a signature is needed urgently. Also, a Merriott solicitor have established relationships with local agents and (if the vendor has instructed a local property lawyer) with them, which will help smooth the process.