The Minehead conveyancing firm handling our Minehead conveyancing has identified a discrepancy when comparing the information in the home valuation report and what is revealed within the legal papers for the property. My lawyer informs me that he is duty bound to ensure that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s approach correct?
Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
we are a couple who wish to acquire a 3 bedroom apartment in Minehead with a mortgage from Godiva Mortgages Ltd.We would like to retain our Minehead conveyancing solicitor but Godiva Mortgages Ltd says her practice is not listed on their "panel". We have to appoint a Godiva Mortgages Ltd panel solicitor or keep our high street solicitor and pay for a Godiva Mortgages Ltd panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The mortgage issued to you contains various provisions, a common one being that conveyancers will be on the Godiva Mortgages Ltd solicitor panel. in the past, most lenders had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Godiva Mortgages Ltd
When it comes to lenders such as Coventry BS, do Minehead solicitors incur a yearly amount to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
We are getting the release of further funds on our home loan from Bank of Ireland as we want to carry out alterations to our home in Minehead. Are we obliged to select a local Minehead solicitor on the Bank of Ireland conveyancing panel to deal with the legals?
Bank of Ireland don't usually appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.
I have paid off my mortgage with Barclays. I assume I don't need a Minehead conveyancer on the Barclays panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I used Action Conveyancing a few years past for my conveyancing in Minehead. Now, I need the documents however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Minehead of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What does commercial conveyancing in Minehead cover?
Minehead conveyancing for business premises covers a wide range of advice, given by qualified solicitors, relating to business property. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
What is the difference between surveying and conveyancing in Minehead?
Conveyancing - in Minehead or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are purchasing and will help you discover the condition of the building and, if there are problems, give you leverage for negotiating the purchase price down or asking the seller to fix the defects prior to you move in.